Flat 25, Advent House, 2 Isaac Way, Manchester, M4 7EP

UPRN:10012205351Flat/Maisonette1 bedsBuilt 2007-2011

LeaseholdCouncil Tax: -EPC: B (82)

Data freshness:Listing· freshPlanning· 4mo agoEPC· 3mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

Flat 25, Advent House, 2 Isaac Way, Manchester, M4 7EP

HP Score

/ 100

Mixed

Verdict

3 days ago

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

Evidence

18 of 21 sources

Sale Estimate

£194,000

£174k - £213kMedium

Estimate

£194k

Range

£174k – £213k

Rent Estimate (pcm)

£1,150

£1k - £1k

Monthly

£1,150

Yield

8.36%

Verdict

Derived from HomePortfolio scores

Flat 25 earns an INVESTIGATE rating with HP Score 74/100. Investment score 48/100 reflects below-average fundamentals. Walkability is good (81/100). 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 2021HM Land Registry company ownershipHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

74/ 100

Mixed

Investment Score

48/ 100

Mixed

Crime Score

No data

Walkability

81/ 100

High

Transit & Bike

Transit 86Bike 52

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Reduced confidence2 independent sourcesListing checked 4 Nov 2026

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

Valuation edge0/15
claims [AVM +14.9% (MEDIUM)] → 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 (MEDIUM confidence) · snapshot 9 Oct 2026
- valuation_snapshotsestimate for 10012205351· as of 9 Oct 2026
Rental economics26.9/40
gross yield 8.4%; range width penalty ×1.00
- valuation_snapshotsrent estimate 1150/mo (range 1100-1200)· as of 9 Oct 2026· verify before relying on this
Stress margin1.7/30
stressed cash flow +19/mo, +2% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); passes the stress
- underwriting_assumptionscosts not disclosed by the advert· as of 4 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 75 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 4 Nov 2026
Risk & liquidity12.8/15
279 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 sensitivityScores 70+ up to £124,000

£124,000£189,500

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£165,000

At the asking price

Monthly rent£1,150/mo

Evidenced range £1,100-£1,200

Interest rate5.4%

Loan to value75%

Cash required: £51,600
Net cash flow: £239/mo
Cash on cash: 5.6%
Score at this price: 41

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 2.07 - 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 10012205351Valuation edge · as of 9 Oct 2026
valuation_snapshotsrent estimate 1150/mo (range 1100-1200)Rental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 4 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 4 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth

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 1150/mo (range 1100-1200)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 75 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. Set your walk-away price before viewing - above £124,000 the deal stops scoring well.
Computed by re-running the score at higher prices.
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£194,000

Rent Estimate (pcm)£1,150

Gross Yield8.36%

1y Growth+14.7%

3y Growth-9.8%

5y Growth-3.1%

10y Growth+3.3%

Last Sold Price£166,087 (2006-06-30)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonModerate
MiningSignificant
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0M4 7EP

Approval Rate

-12mo

Development

low

OTH-2026-002098
Discharge of conditions 4 (Programme of archaeological works) and 22 (Black Redstarts Protection) attached to planning permission PLA-2026-000266.
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-2026-002058
Discharge of Condition 5 (Brickwork Sample) attached to Planning Permission PLA-2026-000357.
Pending

View Planning Timeline

Ownership

Corporate Ownership12.4%
Overseas OwnershipNo
Lease Term Remaining226 yrs
CovenantsNone
Lease TypeLeasehold
Last Ownership Change2006-06-30
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

9 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£30,067

Population Density37,681 /km²

Owner Occupied18%

Age Distribution

0-15 2%16-64 98%65+ 0%

View Area Profile

Schools Nearby

St Anne's RC Primary School
0.2 mi
-
Co-op Academy New Islington
0.3 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Sol Christian Academy
0.3 mi
Good
Ashbury Meadow Primary School
0.6 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.

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

View All Schools

Comparables

View All

Advent House, 2 Isaac Way
-
£140k
-
Advent House, 2 Isaac Way
-
£130k
-
Advent House, 2 Isaac Way
-
£183k
-
Advent House, 2 Isaac Way
-
£208k
-

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