2 Greengage, Manchester, M13 9GA

UPRN:10012204266End Terrace House4 bedsBuilt 2003-2006

LeaseholdCouncil Tax: Band CEPC: C (76)

Data freshness:Listing· freshPlanning· 4mo agoOwnership· freshEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 1mo ago

HP Score

/ 100

Strong

Verdict

yesterday

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Strong fundamentals; flood risk not assessed

Evidence

19 of 21 sources

Sale Estimate

£311,000

£296k - £327kHigh

Estimate

£311k

Range

£296k – £327k

Rent Estimate (pcm)

£2,000

£2k - £2k

Monthly

£2,000

Yield

7.74%

Verdict

Derived from HomePortfolio scores

2 Greengage earns an INVESTIGATE rating with HP Score 75/100. Investment score 60/100 reflects moderate fundamentals. Walkability is excellent (87/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is leasehold. Every figure here comes from the live HomePortfolio API; anything it does not publish is left out.

Key SourcesEPC RegisterPortal listingsOfcom Connected NationsOfcom mobile coverageMarket estimates (third-party AVM)HM Land Registry sales matched to addressDefra strategic noise mapping, England Round 4 (Contains Defra data © Crown copyright and database right 2023-2024, Open Government Licence v3.0)Walk ScoreONS Census 2021Police.ukHM Land Registry covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

75/ 100

Strong

Investment Score

60/ 100

Moderate

Crime Score

No data

Walkability

87/ 100

Excellent

Transit & Bike

Transit 52Bike 57

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 9 Nov 2026

This rests largely on a single source. Treat the score as a prompt to investigate, not a conclusion.

Check before relying on this score: leasehold with no service charge disclosed - the stress test assumes GBP 0. It ranks after every home whose inputs are verified.

Valuation edge0/15
claims [AVM +0.3% (HIGH)] → measured edge +0.00pp of the ask; on later-registered sales an AVM discount carried no edge and a sold-evidence gap at most +0.5pp
Market estimate used (HIGH confidence) · snapshot 10 Nov 2026
- valuation_snapshotsestimate for 10012204266· as of 10 Nov 2026
Rental economics11.1/40
gross yield 6.4% on contractual rent (listing-disclosed tenancy)
- listing_factscontractual rent 1650/mo (tenanted)· as of 9 Nov 2026
Stress margin0/30
stressed cash flow -225/mo, -14% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); fails the stress - earns nothing; leasehold with no service charge disclosed - the stress assumes GBP 0
- underwriting_assumptionscosts not disclosed by the advert· as of 9 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 2 price cut(s), 381 days on market; homes with a cut sold 0.2-0.3pp further below the cut ask, which is not an edge
- portal_listingsprice_changes + first_published_date· as of 9 Nov 2026
Risk & liquidity14.6/15
70 sales/12mo in area; valuation range width 10%
- property_intelligencetransactions_12mo

4 of 4 components scored. Ranks on gross yield, the stress margin, risk and disclosed facts. A pricing claim earns only its measured edge: today 0 for the market estimate and at most +0.5pp for sold evidence. The score itself is not yet checked against the outcomes of homes it scored.

Economics

What happens to your money

Price sensitivity

£232,500£356,500

The same scorer re-run at hypothetical asking prices, holding rent, comps and listing history constant. Not a prediction of what the seller would accept.

Your assumptions

Purchase price£310,000

At the asking price

Monthly rent£2,000/mo

Evidenced range £1,850-£2,100

Interest rate5.4%

Loan to value75%

Cash required: £99,800
Net cash flow: £338/mo
Cash on cash: 4.1%
Score at this price: 26

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.91 - clears the usual 1.25 test. These are your assumptions, not evidence: only the pre-filled rent and price come from the record.

Evidence

Where every number comes from

valuation_snapshotsestimate for 10012204266Valuation edge · as of 10 Nov 2026
listing_factscontractual rent 1650/mo (tenanted)Rental economics · as of 9 Nov 2026
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 9 Nov 2026 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 9 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion
Stress margin needs verification before you rely on it
costs not disclosed by the advert
Seller motivation could not be scored
context, not scored: 2 price cut(s), 381 days on market; homes with a cut sold 0.2-0.3pp further below the cut ask, which is not an edge

Property risk deep-dive →

Plan

Before you offer

1. Ask the agent why the price was reduced and whether a previous sale fell through.
2 price cut(s) recorded on the listing history.
2. Treat the gap to the estimate as unproven - compare recent sold prices on the street yourself before pricing an offer around it.
On later completions, homes listed below their estimate sold at the same share of the asking price as the rest.
3. Commission a full structural survey, not a basic condition report.
The score prices market evidence, not the fabric of the building.

Every step above was generated from a specific gap or flag in the evidence - no generic advice, no invented tasks.

Valuation & Market

Sale Estimate£311,000

Rent Estimate (pcm)£2,000

Gross Yield7.74%

1y Growth-

3y Growth-5.2%

5y Growth+1.6%

10y Growth+5.8%

Last Sold Price£185,000 (2006-05-18)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningSignificant
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0M13 9GA

Approval Rate

-12mo

Development

low

OTH-2026-002165
Discharge of Conditions 4 (Materials), 10b (Contaminated Land), 11 (off site highway works), 20a (Acoustic insulation of gym), and 32 (window reveals) attached to planning permission 140060/FO/2024.
Pending
OTH-2026-002083
Discharge of Conditions 4 (Travel Plan), 9 (Staff Parking) and 10 (Temporary Pedestrian Access Strategy) attached to planning permission 145585/FO/2026
Pending
OTH-2026-001979
Discharge of Conditions 3a (Landscaping) , 5 (CMP), 7 (Sample), 8 (Ramp details) attached to planning permission 145605/FO/2026 and discharge of BNG Plan as required by Part 1 of paragraph 9 (1) of schedule 7a of the Town and Country Planning Act 1990 (as amended) for planning permission 145605/FO/2026.
Pending

View Planning Timeline

Ownership

Corporate Ownership59.4%
Overseas OwnershipNo
Lease Term Remaining103 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2006-05-18
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

15 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£30,067

Population Density-

Owner Occupied27%

Age Distribution

0-15 14%16-64 82%65+ 4%

View Area Profile

Schools Nearby

Co-op Academy Medlock
0.3 mi
Inspected as Medlock Primary School (URN 105483) on 30 Nov 2021
St Chrysostom's CofE Primary School
0.3 mi
Report card2025
Ofsted no longer awards a single overall grade.
University of Manchester
0.4 mi
-
Manchester Hospital School
0.4 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.

3 of 9 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

8 Greengage
-
£115k
-
4 Greengage
-
£34k
-
2 Greengage
-
£185k
-
14 Greengage
-
£68k
-

Boundary data not available for this property

No registered title polygon, building footprint, or street match for this property yet.

Why: No HMLR INSPIRE / OSM footprint / OS Open USRN match for this UPRN

Source: HM Land Registry INSPIRE / OpenStreetMap / OS Open USRN