Flat 5, 427 Ashton Old Road, Manchester, M11 2DL

UPRN:10012205152Flat/Maisonette2 bedsBuilt 2003-2006

LeaseholdCouncil Tax: -EPC: B (81)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoEPC· 4mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 1mo agoArea· Census 2021

Flat 5, 427 Ashton Old Road, Manchester, M11 2DL

HP Score

/ 100

Strong

Verdict

yesterday

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

Evidence

20 of 21 sources

Sale Estimate

£160,000

£152k - £168kHigh

Estimate

£160k

Range

£152k – £168k

Rent Estimate (pcm)

£850

£800 - £950

Monthly

£850

Yield

6.38%

Verdict

Derived from HomePortfolio scores

Flat 5 earns an INVESTIGATE rating with HP Score 76/100. Investment score 71/100 reflects strong fundamentals. Walkability is limited (67/100). 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

76/ 100

Strong

Investment Score

71/ 100

High

Crime Score

No data

Walkability

67/ 100

Moderate

Transit & Bike

Transit 35Bike 49

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceLead to verifyListing checked 3 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 edge2.5/15
claims [AVM +0.0% (HIGH), sold-comps +12.1%, £/sqft +12.2%] → 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 (HIGH confidence) · snapshot 12 Oct 2026
- valuation_snapshotsestimate for 10012205152· as of 12 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 16.1%· as of 31 Oct 2026
Rental economics9.3/40
gross yield 6.4%; range width penalty ×0.85
- valuation_snapshotsrent estimate 850/mo (range 800-950)· as of 12 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -189/mo, -22% of rent (6.75% on a 75% loan; disclosed service charge and ground rent); fails the stress - earns nothing; leasehold with no service charge disclosed - the stress assumes GBP 0
- listing_factsservice charge / ground rent from the advert· as of 3 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 1 price cut(s), 213 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 3 Nov 2026
Risk & liquidity14.6/15
142 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

£120,000£184,000

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£160,000

At the asking price

Monthly rent£850/mo

Evidenced range £800-£950

Interest rate5.4%

Loan to value75%

Cash required: £50,000
Net cash flow: £48/mo
Cash on cash: 1.2%
Score at this price: 26

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.57 - 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 10012205152Valuation edge · as of 12 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 16.1%Valuation edge · as of 31 Oct 2026
valuation_snapshotsrent estimate 850/mo (range 800-950)Rental economics · as of 12 Oct 2026 · verify before relying on this
listing_factsservice charge / ground rent from the advertStress margin · as of 3 Nov 2026 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 3 Nov 2026

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion
Rental economics needs verification before you rely on it
rent estimate 850/mo (range 800-950)
Stress margin needs verification before you rely on it
service charge / ground rent from the advert

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.
1 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£160,000

Rent Estimate (pcm)£850

Gross Yield6.38%

1y Growth-

3y Growth+2.4%

5y Growth+3.1%

10y Growth+5.0%

Last Sold Price£142,500 (2018-08-10)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonModerate
MiningSignificant
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0M11 2DL

Approval Rate

-12mo

Development

low

PLA-2026-001163
Erection of part first-floor, part two-storey rear extension, external staircase, external double doors and flue vent.
Pending
PLA-2026-001942
Erection of a part single, two-storey side extension, part two-storey, part single-storey rear extension; hip-to-gable roof extension with a roof dormer, and a roof window to the front elevation.
Pending
PLA-2026-001922
Erection of a part single/part two-storey side and rear extension.
Pending

View Planning Timeline

Ownership

Corporate Ownership62.4%
Overseas OwnershipNo
Lease Term Remaining227 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2018-08-10
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

16 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£30,067

Population Density5,245 /km²

Owner Occupied37%

Age Distribution

0-15 27%16-64 67%65+ 6%

View Area Profile

Schools Nearby

Ashbury Meadow Primary School
0.2 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
The East Manchester Academy
0.3 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
CofE School of the Resurrection
0.4 mi
Good
St Brigid's RC Primary School
0.4 mi
Good

2 of 10 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

427 Ashton Old Road
-
£160k
-
425 Ashton Old Road
-
£190k
-
427 Ashton Old Road
-
£147k
-
427 Ashton Old Road
-
£162k
-

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