Apartment Rm 206, Royal Mills, 2 Cotton Street, Manchester, M4 5BZ

UPRN:10090669010Converted Flat2 bedsBuilt 2012 onwards

LeaseholdCouncil Tax: Band CEPC: D (63)

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

Apartment Rm 206, Royal Mills, 2 Cotton Street, Manchester, M4 5BZ

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

£309,000

£293k - £324kHigh

Estimate

£309k

Range

£293k – £324k

Rent Estimate (pcm)

£1,800

£2k - £2k

Monthly

£1,800

Yield

6.97%

Verdict

Derived from HomePortfolio scores

Apartment Rm 206 earns an INVESTIGATE rating with HP Score 81/100. Investment score 58/100 reflects moderate fundamentals. Walkability is excellent (97/100). 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

81/ 100

Strong

Investment Score

58/ 100

Moderate

Crime Score

No data

Walkability

97/ 100

Excellent

Transit & Bike

Transit 100Bike 54

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

listing is 'Sold subject to contract' - sale already progressing, not an actionable opportunity

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£310,000

At the asking price

Monthly rent£1,800/mo

Evidenced range £1,700-£1,950

Interest rate5.4%

Loan to value75%

Cash required: £99,800
Net cash flow: £200/mo
Cash on cash: 2.4%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.72 - 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£309,000

Rent Estimate (pcm)£1,800

Gross Yield6.97%

1y Growth+9.6%

3y Growth-9.8%

5y Growth-3.1%

10y Growth+3.3%

Last Sold Price£180,000 (2013-12-06)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningLow
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0M4 5BZ

Approval Rate

-12mo

Development

low

OTH-2026-002172
Discharge of Condition 27a (Highway Works) attached to Planning Permission PLA-2026-001348.
Pending
OTH-2026-002103
Discharge of Condition 7b (Contaminated Land) attached to planning permission 131708/FO/2021.
Pending
OTH-2026-002049
Discharge of Condition 10a (Ground Conditions) attached to Planning Permission PLA-2026-001348.
Pending

View Planning Timeline

Ownership

Corporate Ownership12.4%
Overseas OwnershipNo
Lease Term Remaining236 yrs
CovenantsNone
Lease TypeLeasehold
Last Ownership Change2013-12-06
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 Density3,565 /km²

Owner Occupied21%

Age Distribution

0-15 2%16-64 90%65+ 8%

View Area Profile

Schools Nearby

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

2 of 7 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Royal Mills, 2 Cotton Street
-
£440k
-
Royal Mills, 2 Cotton Street
-
£220k
-
Royal Mills, 2 Cotton Street
-
£246k
-
Royal Mills, 2 Cotton Street
-
£500k
-

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