Flat 2, Connect House, 1 Henry Street, Manchester, M4 5DA

UPRN:10023044904Converted Flat2 bedsBuilt 2003-2006

LeaseholdCouncil Tax: Band DEPC: C (77)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoAmenities· 1mo agoArea· Census 2021

Flat 2, Connect House, 1 Henry Street, Manchester, M4 5DA

HP Score

/ 100

Strong

Verdict

2 days ago

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

Evidence

20 of 21 sources

Sale Estimate

£241,000

£217k - £265kMedium

Estimate

£241k

Range

£217k – £265k

Rent Estimate (pcm)

£1,400

£1k - £2k

Monthly

£1,400

Yield

6.00%

Verdict

Derived from HomePortfolio scores

Flat 2 earns an INVESTIGATE rating with HP Score 84/100. Investment score 61/100 reflects moderate fundamentals. Walkability is excellent (98/100). 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

84/ 100

Strong

Investment Score

61/ 100

Moderate

Crime Score

No data

Walkability

98/ 100

Excellent

Transit & Bike

Transit 100Bike 54

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 2 Nov 2026

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

Valuation edge-0.6/15
claims [AVM -16.2% (MEDIUM)] → measured edge -0.12pp of the ask; on later-registered sales an AVM discount carried no edge and a sold-evidence gap at most +0.5pp; asking more than 10% above the estimate (measured -0.33pp)
Market estimate used (MEDIUM confidence) · snapshot 12 Oct 2026
- valuation_snapshotsestimate for 10023044904· as of 12 Oct 2026
Rental economics7.9/40
gross yield 6.0%; range width penalty ×0.99
- valuation_snapshotsrent estimate 1400/mo (range 1350-1500)· as of 12 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -365/mo, -26% 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 2 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 47 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 2 Nov 2026
Risk & liquidity12.9/15
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 sensitivity

£210,000£322,000

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£280,000

At the asking price

Monthly rent£1,400/mo

Evidenced range £1,350-£1,500

Interest rate5.4%

Loan to value75%

Cash required: £89,300
Net cash flow: £24/mo
Cash on cash: 0.3%
Score at this price: 20

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.48 - 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 10023044904Valuation edge · as of 12 Oct 2026
valuation_snapshotsrent estimate 1400/mo (range 1350-1500)Rental economics · as of 12 Oct 2026 · verify before relying on this
listing_factsservice charge / ground rent from the advertStress margin · as of 2 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 2 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
Rental economics needs verification before you rely on it
rent estimate 1400/mo (range 1350-1500)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 47 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. 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£241,000

Rent Estimate (pcm)£1,400

Gross Yield6.00%

1y Growth-15.9%

3y Growth-9.8%

5y Growth-3.1%

10y Growth+3.3%

Last Sold Price£197,000 (2018-04-16)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0M4 5DA

Approval Rate

-12mo

Development

low

OTH-2026-002049
Discharge of Condition 10a (Ground Conditions) attached to Planning Permission PLA-2026-001348.
Pending
OTH-2026-002123
Discharge of Condition 11 (Tram interfaces) attached to Planning Permission PLA-2026-001348.
Pending
OTH-2026-002125
Discharge of Condition 9 (Archaeology) to Planning Permission PLA-2026-001348.
Approved

View Planning Timeline

Ownership

Corporate Ownership12.4%
Overseas OwnershipNo
Lease Term Remaining223 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2018-04-16
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 Occupied25%

Age Distribution

0-15 3%16-64 95%65+ 2%

View Area Profile

Schools Nearby

The Cooperative College
0.3 mi
-
Digital Advantage
0.3 mi
-
Co-op Academy New Islington
0.3 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
St Patrick's RC Primary School, a Voluntary Academy
0.4 mi
Inspected as St Patrick's RC Primary School (URN 105535) on 16 Nov 2021

3 of 8 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Connect House, 1 Henry Street
-
£240k
-
Connect House, 1 Henry Street
-
£186k
-
Connect House, 1 Henry Street
-
£51k
-
Connect House, 1 Henry Street
-
£290k
-

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