Flat 1, 183 Water Street, Manchester, M3 4JU

UPRN:10014178933Converted Flat2 bedsBuilt 1983-1990

LeaseholdCouncil Tax: Band EEPC: C (76)

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

Flat 1, 183 Water Street, Manchester, M3 4JU

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

£244,000

£196k - £293kLow

Estimate

£244k

Range

£196k – £293k

Rent Estimate (pcm)

£1,500

£1k - £2k

Monthly

£1,500

Yield

11.25%

Verdict

Derived from HomePortfolio scores

Flat 1 earns an INVESTIGATE rating with HP Score 78/100. Investment score 62/100 reflects moderate fundamentals. Walkability is good (79/100). 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 NationsMarket 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

78/ 100

Strong

Investment Score

62/ 100

Moderate

Crime Score

No data

Walkability

79/ 100

High

Transit & Bike

Transit 50Bike 50

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

3 live adverts with different prices, types or bedrooms on one UPRN (£160,000-£350,000) - several homes collapsed onto one address, so the UPRN's valuation describes none of them

Withholding a score is deliberate. A number built on missing or stale inputs would look more certain than the evidence allows.

Economics

What happens to your money

Your assumptions

Purchase price£160,000

At the asking price

Monthly rent£1,500/mo

Evidenced range £1,450-£1,600

Interest rate5.4%

Loan to value75%

Cash required: £50,000
Net cash flow: £498/mo
Cash on cash: 12.0%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 2.78 - clears the usual 1.25 test. These are your assumptions, not evidence: only the pre-filled rent and price come from the record.

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion

Property risk deep-dive →flood, subsidence, crime, environment - the full domain

Plan

Before you offer

1. 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£244,000

Rent Estimate (pcm)£1,500

Gross Yield11.25%

1y Growth+12.3%

3y Growth+6.3%

5y Growth+3.4%

10y Growth+6.0%

Last Sold Price£148,000 (2000-12-06)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0M3 4JU

Approval Rate

-12mo

Development

low

PLA-2026-002209
Installation of 1no. externally illuminated projecting sign and 2no. advertisement parasols to external seating area.
Pending
OTH-2026-002153
Discharge of conditions Condition 24a - Wind Mitigation Phase 1 (Tower E2), 64a - Wind Mitigation Phase 2 (Tower E1) and 33a (Noise ) Phase 1 (Tower E2) attached to planning permission 137226/FO/2023.
Pending
OTH-2026-002152
Discharge of condition 104 (Remediation Verification Report - Phase D1) attached to planning permission 141017/JO/2024.
Pending

View Planning Timeline

Ownership

Corporate Ownership9.9%
Overseas OwnershipNo
Lease Term Remaining999+ yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2000-12-06
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

13 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£30,067

Population Density-

Owner Occupied23%

Age Distribution

0-15 1%16-64 98%65+ 1%

View Area Profile

Schools Nearby

Crown Street Primary School
0.4 mi
-
St Philip's CofE Primary School
0.5 mi
Good
Primrose Hill Primary School and Children's Centre
0.5 mi
Report card2026
Ofsted no longer awards a single overall grade.
St Joseph's RC Primary School
0.6 mi
Report card2026
Ofsted no longer awards a single overall grade.

3 of 12 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

183 Water Street
-
£318k
-
185 Water Street
-
£190k
-
185 Water Street
-
£210k
-
185 Water Street
-
£192k
-

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