Flat 47, 1 Lakeside Rise, Manchester, M9 8QB

UPRN:10070398580Purpose Built Flat2 bedsBuilt -

LeaseholdCouncil Tax: -EPC: -

Data freshness:Planning· 4mo agoOwnership· 1mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

Flat 47, 1 Lakeside Rise, Manchester, M9 8QB

HP Score

/ 100

Mixed

Verdict

today

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

Evidence

16 of 21 sources

Sale Estimate

£142,000

£114k - £171kLow

Estimate

£142k

Range

£114k – £171k

Rent Estimate (pcm)

£1,000

£950 - £1k

Monthly

£1,000

Yield

11.43%

Verdict

Derived from HomePortfolio scores

Flat 47 earns an INVESTIGATE rating with HP Score 63/100. Investment score 60/100 reflects moderate fundamentals. Walkability is limited (39/100). 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 SourcesPortal 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 2021HM Land Registry company ownershipHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

63/ 100

Mixed

Investment Score

60/ 100

Moderate

Crime Score

No data

Walkability

39/ 100

Mixed

Transit & Bike

Transit 43Bike 20

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

headline score requires valuation_edge (estimate confidence LOW below scoring floor)

What we could establish

Rental economics40/40
gross yield 11.4%; range width penalty ×1.00; the estimate this rent rides on sits 26% above the ask - check the rent describes the advertised home
- valuation_snapshotsrent estimate 1000/mo (range 950-1050)· as of 9 Nov 2026· verify before relying on this
- valuation_snapshotssale estimate 26% above the ask on the same snapshot - verify the rent describes this home· as of 9 Nov 2026· verify before relying on this
Stress margin2.3/30
stressed cash flow +23/mo, +2% of rent (6.75% on a 75% loan; disclosed service charge and ground rent); passes the stress
- listing_factsservice charge / ground rent from the advert· as of 3 Nov 2026
Risk & liquidity9.2/15
269 sales/12mo in area; valuation range width 40%
- property_intelligencetransactions_12mo

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£105,000

At the asking price

Monthly rent£1,000/mo

Evidenced range £950-£1,050

Interest rate5.4%

Loan to value75%

Cash required: £32,800
Net cash flow: £338/mo
Cash on cash: 12.4%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 2.82 - 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_snapshotsrent estimate 1000/mo (range 950-1050)Rental economics · as of 9 Nov 2026 · verify before relying on this
valuation_snapshotssale estimate 26% above the ask on the same snapshot - verify the rent describes this homeRental economics · as of 9 Nov 2026 · verify before relying on this
listing_factsservice charge / ground rent from the advertStress margin · as of 3 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 3 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion
Valuation edge could not be scored
estimate confidence LOW below scoring floor
Rental economics needs verification before you rely on it
rent estimate 1000/mo (range 950-1050)

Plan

Before you offer

1. Get two written rental appraisals from local lettings agents.
The market estimate this rent rides on sits far above the asking price, so the rent may describe a different home.
2. Fill the valuation edge gap before relying on the score.
estimate confidence LOW below scoring floor
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£142,000

Rent Estimate (pcm)£1,000

Gross Yield11.43%

1y Growth-11.7%

3y Growth+6.1%

5y Growth+7.2%

10y Growth+7.6%

Last Sold Price£119,000 (2006-03-24)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0M9 8QB

Approval Rate

-12mo

Development

low

73820
Application to discharge conditions 3, (highways topographical based survey), 5 (Construction Management Plan), 8 (Surface Water Drainage Strategy), part condition 11 (electric vehicle charging points) of planing permission 72801
Pending
PLA-2026-002114
Erection of a single-storey side and rear extension to form additional living accommodation.
Pending
PLA-2026-001884
Conversion of the existing garage into a gym, home office and games room ancillary to the main dwellinghouse, including the installation of new anthracite grey windows and doors and anthracite grey external wall cladding.
Pending

View Planning Timeline

Ownership

Corporate Ownership66.9%
Overseas OwnershipNo
Lease Term Remaining102 yrs
CovenantsNone
Lease TypeLeasehold
Last Ownership Change2006-03-24
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

11 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£30,067

Population Density-

Owner Occupied27%

Age Distribution

0-15 25%16-64 67%65+ 8%

View Area Profile

Schools Nearby

Bowker Vale Primary School
0.4 mi
Good
Crab Lane Primary School
0.5 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
Crumpsall Lane Primary School
0.5 mi
Good
Prospect House Specialist Support Primary School
0.6 mi
Outstanding

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

View All Schools

Comparables

View All

1 Lakeside Rise
-
£125k
-
1 Lakeside Rise
-
£125k
-
1 Lakeside Rise
-
£115k
-
1 Lakeside Rise
-
£65k
-

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