46 Clearwater Drive, Manchester, M20 2ED

UPRN:10070393891Semi-Detached House bedsBuilt -

LeaseholdCouncil Tax: Band GEPC: -AI-Powered Intelligence

Data freshness:Listing· freshPlanning· 1mo agoRisk· 2mo agoConnectivity· 2mo agoSchools· 2mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 2mo ago

46 Clearwater Drive, Manchester, M20 2ED

HP Score

/ 100

Strong

Verdict

yesterday

BUY
Strong fundamentals
INVESTIGATE
Mixed signals - investigate
AVOID
High risk factors

Confidence

High

Sale Estimate

£962,000

£866k - £1.06MMedium

Estimate

£962k

Range

£866k – £1.06M

Rent Estimate (pcm)

£6,400

£6k - £7kMedium

Monthly

£6,400

Yield

6.34%

AI Verdict

Derived from HomePortfolio scores

AI summary

46 Clearwater Drive earns a INVESTIGATE rating with HP Score 74/100. Investment score 53/100 reflects moderate fundamentals. Walkability is good (73/100). Flood risk is rated very low. Tenure is leasehold. Verdict and headline figures are derived from the live HomePortfolio API; narrative deep-dives below combine real signals with modelled analytics.

Key SourcesZoopla ListingsHP Property IntelligenceOfcom Connected NationsMobile Coveragevalue historyplanning signalsgaz salesHP Walkability v2ONS Census 2021PlanIt / LA PortalsHMLR CCODHMLR CovenantsHMLR LeasesHMLR Price PaidEnvironment Agency RoFRaSDefra Noise MapOSM AmenitiesOfsted / GIAS

HP Score

74/ 100

High

Investment Score

53/ 100

Moderate

Crime Score

Low

Walkability

73/ 100

High

Transit & Bike

High

Real Data

Opportunity

Why this could be an opportunity

Reduced confidence2 independent sourcesListing checked 18 Aug 2026

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

Valuation edge11.2/40
claims [AVM +10.1% (MEDIUM)] → consensus +10.1% → credited 2.4% after backtest shrinkage; single-source claim - capped pending corroboration
- zoopla_valuationsestimate for 10070393891· as of 12 Aug 2026
Rental economics29/30
gross yield 8.9%; range width penalty ×0.97
- zoopla_valuationsrent estimate 6400/mo (range 6050-6800)· as of 12 Aug 2026· verify before relying on this
Seller motivation0/20
0 price cut(s), 21 days on market; calibration: cuts mark staleness, credited as negotiation context only
- zoopla_listingsprice_changes + first_published_date· as of 18 Aug 2026
Risk & liquidity8.6/10
551 sales/12mo in area; valuation range width 20%
- property_intelligencetransactions_12mo

4 of 4 components scored. Calibrated against 6,141 realised listing→HMLR-sale outcomes, estimates taken as-of listing month. A large discount from one source alone is capped - independent sources must agree before it counts fully.

Economics

What happens to your money

Price sensitivity

£649,000£994,500

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£865,000

At the asking price

Monthly rent£6,400/mo

Evidenced range £6,050-£6,800

Interest rate5.4%

Loan to value75%

Cash required: £294,050
Net cash flow: £1,511/mo
Cash on cash: 6.2%
Score at this price: 49

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 2.19 - 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

zoopla_valuationsestimate for 10070393891Valuation edge · as of 12 Aug 2026
zoopla_valuationsrent estimate 6400/mo (range 6050-6800)Rental economics · as of 12 Aug 2026
zoopla_listingsprice_changes + first_published_dateSeller motivation · as of 18 Aug 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth Valuation methodology

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 6400/mo (range 6050-6800)

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

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. Treat the discount as unconfirmed - compare recent sold prices on the street yourself before pricing an offer around it.
Only one independent source currently supports the valuation edge.
3. 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£962,000

Rent Estimate (pcm)£6,400

Gross Yield6.34%

1y Growth-

3y Growth+2.9%

5y Growth+3.5%

10y Growth+5.0%

Last Sold Price£475,000 (2005-03-04)

View Market Details

Risk Overview

Flood RiskVery low
Subsidence1
RadonLow
MiningUnknown
Landslide1
Air QualityUnknown
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0M20 2ED

Approval Rate

-12mo

Development

low

134753/LP/2022
Enlargement of a dwellinghouse with a rear dormer
Approved

View Planning Timeline

Ownership

Corporate Ownership50.2%
Overseas OwnershipNo
Lease Term Remaining226 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2005-03-04
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

14 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median Household Income£36,554

Population Density5,724 /km²

Owner Occupied48%

Age Distribution

0-15 11%16-64 87%65+ 2%

View Area Profile

Schools Nearby

Didsbury High School
0.1 mi
Outstanding
The Birches School
0.2 mi
GoodConcerns
Lancasterian School
0.3 mi
-
Cavendish Primary School
0.4 mi
-

2 of 10 nearby schools with published figures were oversubscribed in 2025 - demand, not a catchment.

View All Schools

Comparables

View All

2 Clearwater Drive
-
£65k
-
5 Clearwater Drive
-
£560k
-
15 Clearwater Drive
-
£536k
-
9 Clearwater Drive
-
£600k
-

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