Flat 38, 7 Stillwater Drive, Manchester, M11 4TG

UPRN:10070400526Flat/MaisonetteBeds -Built 2007 onwards

LeaseholdCouncil Tax: -EPC: C (74)

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

Flat 38, 7 Stillwater Drive, Manchester, M11 4TG

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

19 of 21 sources

Sale Estimate

£157,000

£141k - £172kMedium

Estimate

£157k

Range

£141k – £172k

Rent Estimate (pcm)

£900

£850 - £950

Monthly

£900

Yield

7.71%

Verdict

Derived from HomePortfolio scores

Flat 38 earns an INVESTIGATE rating with HP Score 72/100. Investment score 58/100 reflects moderate fundamentals. Walkability is limited (69/100). 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 covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

72/ 100

Mixed

Investment Score

58/ 100

Moderate

Crime Score

No data

Walkability

69/ 100

Moderate

Transit & Bike

Transit 54Bike 49

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Reduced confidence2 independent sourcesLead to verifyListing checked 6 Nov 2026

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

Check before relying on this score: leasehold with no service charge disclosed - the stress test assumes GBP 0. It ranks after every home whose inputs are verified.

Valuation edge2.5/15
claims [AVM +10.8% (MEDIUM), sold-comps +4.8%, £/sqft +5.0%] → measured edge +0.50pp 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 Nov 2026
- valuation_snapshotsestimate for 10070400526· as of 9 Nov 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 11.4%· as of 6 Nov 2026
Rental economics28.2/40
gross yield 8.5% on contractual rent (listing-disclosed tenancy)
- listing_factscontractual rent 995/mo (tenanted)· as of 6 Nov 2026
Stress margin1.1/30
stressed cash flow +11/mo, +1% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); passes the stress; leasehold with no service charge disclosed - the stress assumes GBP 0
- underwriting_assumptionscosts not disclosed by the advert· as of 6 Nov 2026· verify before relying on this
Seller motivationNot scored
no listing-history inputs (first published date, price changes)
Risk & liquidity12.9/15
142 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 £108,500

£105,000£161,000

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£140,000

At the asking price

Monthly rent£900/mo

Evidenced range £850-£950

Interest rate5.4%

Loan to value75%

Cash required: £43,600
Net cash flow: £151/mo
Cash on cash: 4.1%
Score at this price: 45

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.90 - 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 10070400526Valuation edge · as of 9 Nov 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 11.4%Valuation edge · as of 6 Nov 2026
listing_factscontractual rent 995/mo (tenanted)Rental economics · as of 6 Nov 2026
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 6 Nov 2026 · verify before relying on this
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
Stress margin needs verification before you rely on it
costs not disclosed by the advert
Seller motivation could not be scored
no listing-history inputs (first published date, price changes)

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

Plan

Before you offer

1. Set your walk-away price before viewing - above £108,500 the deal stops scoring well.
Computed by re-running the score at higher prices.
2. 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.
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£157,000

Rent Estimate (pcm)£900

Gross Yield7.71%

1y Growth-

3y Growth+2.4%

5y Growth+3.1%

10y Growth+5.0%

Last Sold Price£120,615 (2007-08-31)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningSignificant
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0M11 4TG

Approval Rate

-12mo

Development

low

OTH-2026-002129
Discharge of condition 20 (Remediation Verification) attached to Planning Permission 136763/FO/2023
Pending
OTH-2026-002109
Discharge of condition 30 (EV Charging) attached to planning permission 142464/FO/2025
Pending
OTH-2026-001948
Discharge of condition 37 (Noise Commercial) attached to Planning Permission 136763/FO/2023.
Approved

View Planning Timeline

Ownership

Corporate Ownership62.4%
Overseas OwnershipNo
Lease Term Remaining230 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2007-08-31
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

12 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£30,067

Population Density3,705 /km²

Owner Occupied19%

Age Distribution

0-15 15%16-64 79%65+ 6%

View Area Profile

Schools Nearby

CofE School of the Resurrection
0.4 mi
Good
St Brigid's RC Primary School
0.5 mi
Good
Connell Co-Op College
0.5 mi
-
The East Manchester Academy
0.6 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.

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

View All Schools

Comparables

View All

7 Stillwater Drive
-
£100k
-
7 Stillwater Drive
-
£127k
-
7 Stillwater Drive
-
£125k
-
7 Stillwater Drive
-
£87k
-

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