Flat 1, 2 Larch Gardens, Manchester, M8 8BJ

UPRN:10012204406Purpose Built Flat2 bedsBuilt 2007-2011

LeaseholdCouncil Tax: -EPC: C (79)

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

Flat 1, 2 Larch Gardens, Manchester, M8 8BJ

HP Score

/ 100

Mixed

Verdict

today

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Mixed signals - investigate

Evidence

20 of 21 sources

Sale Estimate

£141,000

£127k - £155kMedium

Estimate

£141k

Range

£127k – £155k

Rent Estimate (pcm)

£1,050

£1k - £1k

Monthly

£1,050

Yield

9.92%

Verdict

Derived from HomePortfolio scores

Flat 1 earns an INVESTIGATE rating with HP Score 73/100. Investment score 56/100 reflects moderate fundamentals. Walkability is excellent (86/100). 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 company ownershipHM Land Registry covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

73/ 100

Mixed

Investment Score

56/ 100

Moderate

Crime Score

No data

Walkability

86/ 100

Excellent

Transit & Bike

Transit 48Bike 32

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Reduced confidence2 independent sourcesListing checked 13 Nov 2026

Fewer independent sources agree, or a component could not be scored.

Valuation edge2.5/15
claims [AVM +9.9% (MEDIUM), sold-comps +3.8%, £/sqft +3.8%] → measured edge +0.50pp 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 (MEDIUM confidence) · snapshot 9 Nov 2026
- valuation_snapshotsestimate for 10012204406· as of 9 Nov 2026
- property_comparablessold-evidence family (implied value + £/sqft): 11 comps, dispersion 13.7%· as of 7 Nov 2026
Rental economics39.4/40
gross yield 9.9%; range width penalty ×1.00
- valuation_snapshotsrent estimate 1050/mo (range 1000-1100)· as of 9 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -11/mo, -1% of rent (6.75% on a 75% loan; disclosed service charge and ground rent); fails the stress - earns nothing
- listing_factsservice charge / ground rent from the advert· as of 13 Nov 2026
Seller motivationNot scored
context, not scored: 2 price cut(s), 553 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 13 Nov 2026
Risk & liquidity12.9/15
159 sales/12mo in area; valuation range width 20%
- 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

£95,000£146,000

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£127,000

At the asking price

Monthly rent£1,050/mo

Evidenced range £1,000-£1,100

Interest rate5.4%

Loan to value75%

Cash required: £39,440
Net cash flow: £298/mo
Cash on cash: 9.1%
Score at this price: 55

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 2.45 - 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 10012204406Valuation edge · as of 9 Nov 2026
property_comparablessold-evidence family (implied value + £/sqft): 11 comps, dispersion 13.7%Valuation edge · as of 7 Nov 2026
valuation_snapshotsrent estimate 1050/mo (range 1000-1100)Rental economics · as of 9 Nov 2026 · verify before relying on this
listing_factsservice charge / ground rent from the advertStress margin · as of 13 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 13 Nov 2026

Risks

What could kill this deal

Score confidence is reduced
fewer independent sources agree, or a component could not be scored
Rental economics needs verification before you rely on it
rent estimate 1050/mo (range 1000-1100)
Seller motivation could not be scored
context, not scored: 2 price cut(s), 553 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. Get two written rental appraisals from local lettings agents.
The rent estimate rests on area-level evidence, not lettings on this street.
2. Ask the agent why the price was reduced and whether a previous sale fell through.
2 price cut(s) recorded on the listing history.
3. 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.
4. Commission a full structural survey, not a basic condition report.
The score prices market evidence, not the fabric of the building.

Valuation & Market

Sale Estimate£141,000

Rent Estimate (pcm)£1,050

Gross Yield9.92%

1y Growth-53.2%

3y Growth+0.5%

5y Growth+2.4%

10y Growth+5.8%

Last Sold Price£109,995 (2007-01-19)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0M8 8BJ

Approval Rate

-12mo

Development

low

PLA-2026-002038
External alterations to front elevation facade, including installation of roller shutters.
Pending
PLA-2026-002174
Installation of 1No. BT Street Hub Unit and associated advertisement panels on either side of the unit.
Pending
PLA-2026-002229
Installation of internally illuminated advertisement panels to proposed BT Street Hub Unit
Pending

View Planning Timeline

Ownership

Corporate Ownership53.4%
Overseas OwnershipNo
Lease Term Remaining128 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2007-01-19
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

5 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£30,067

Population Density4,978 /km²

Owner Occupied21%

Age Distribution

0-15 28%16-64 66%65+ 6%

View Area Profile

Schools Nearby

St Chad's Roman Catholic Primary School, a Voluntary Academy
0.1 mi
Report card2026
Ofsted no longer awards a single overall grade.
The Olive School, Manchester
0.3 mi
-
Unity Community Primary
0.3 mi
Report card2026
Ofsted no longer awards a single overall grade.
Oasis Academy Temple
0.4 mi
Good

4 of 11 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

1 Larch Gardens
-
£160k
-
2 Larch Gardens
-
£120k
-
40 Larch Gardens
-
£165k
-
16 Larch Gardens
-
£115k
-

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