Flat 9, Finlay Warehouse, 56 Dale Street, Manchester, M1 2HN

UPRN:10091146405Flat/Maisonette2 bedsBuilt 1996-2002

LeaseholdCouncil Tax: Band DEPC: D (62)

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

Flat 9, Finlay Warehouse, 56 Dale Street, Manchester, M1 2HN

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

£323,000

£307k - £339kHigh

Estimate

£323k

Range

£307k – £339k

Rent Estimate (pcm)

£2,100

£2k - £2k

Monthly

£2,100

Yield

8.40%

Verdict

Derived from HomePortfolio scores

Flat 9 earns an INVESTIGATE rating with HP Score 84/100. Investment score 64/100 reflects moderate fundamentals. Walkability is excellent (100/100). 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

64/ 100

Moderate

Crime Score

No data

100

Walkability

100/ 100

Excellent

Transit & Bike

Transit 100Bike 58

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 4 Nov 2026

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

Valuation edge0/15
claims [AVM +7.1% (HIGH), sold-comps -9.1%, £/sqft -9.1%] → measured edge +0.00pp 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 (HIGH confidence) · snapshot 9 Oct 2026
- valuation_snapshotsestimate for 10091146405· as of 9 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 14%· as of 4 Nov 2026
Rental economics6.4/40
gross yield 5.8% on contractual rent (listing-disclosed tenancy)
- listing_factscontractual rent 1450/mo (tenanted)· as of 4 Nov 2026
Stress margin0/30
stressed cash flow -597/mo, -41% 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 4 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 159 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 4 Nov 2026
Risk & liquidity14.7/15
146 sales/12mo in area; valuation range width 10%
- 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

£225,000£345,000

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£300,000

At the asking price

Monthly rent£2,100/mo

Evidenced range £2,000-£2,250

Interest rate5.4%

Loan to value75%

Cash required: £96,300
Net cash flow: £441/mo
Cash on cash: 5.5%
Score at this price: 21

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 2.07 - 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 10091146405Valuation edge · as of 9 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 14%Valuation edge · as of 4 Nov 2026
listing_factscontractual rent 1450/mo (tenanted)Rental economics · as of 4 Nov 2026
listing_factsservice charge / ground rent from the advertStress margin · as of 4 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 4 Nov 2026
property_intelligence

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion
Seller motivation could not be scored
context, not scored: 0 price cut(s), 159 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 →flood, subsidence, crime, environment - the full domain

Plan

Before you offer

1. 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.
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£323,000

Rent Estimate (pcm)£2,100

Gross Yield8.40%

1y Growth-

3y Growth-4.0%

5y Growth-0.4%

10y Growth+1.5%

Last Sold Price£216,000 (2015-10-30)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseHigh

View Full Risk Report

Planning Activity

Recent Apps

1M1 2HN

Approval Rate

100%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
PLA-2026-001900
Installation of 2no. internally illuminated fascia signs and 1no. internally illuminated projecting sign.
Pending

View Planning Timeline

Ownership

Corporate Ownership14.1%
Overseas OwnershipNo
Lease Term Remaining138 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2015-10-30
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

17 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£30,067

Population Density-

Owner Occupied21%

Age Distribution

0-15 2%16-64 88%65+ 10%

View Area Profile

Schools Nearby

Abbey College Manchester
0.4 mi
Inspected by ISI
Co-op Academy New Islington
0.4 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
The Cooperative College
0.4 mi
-
Digital Advantage
0.4 mi
-

1 of 6 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Finlay Warehouse, 56 Dale Street
-
£248k
-
Finlay Warehouse, 56 Dale Street
-
£333k
-
Finlay Warehouse, 56 Dale Street
-
£310k
-
Finlay Warehouse, 56 Dale Street
-
£330k
-

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