Flat 20, 8 King Street, Manchester, M2 6AQ

UPRN:10093075547Flat/Maisonette2 bedsBuilt 2012-2021

LeaseholdCouncil Tax: Band FEPC: C (70)

Data freshness:Listing· freshPrice Paid· freshPlanning· freshEPC· 3mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 1mo agoArea· Census 2021Council Tax· 4mo ago

Flat 20, 8 King Street, Manchester, M2 6AQ

HP Score

/ 100

Strong

Verdict

yesterday

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Strong fundamentals; flood risk not assessed

Evidence

20 of 21 sources

Sale Estimate

£464,000

£371k - £556kLow

Estimate

£464k

Range

£371k – £556k

Rent Estimate (pcm)

£2,050

£2k - £2k

Monthly

£2,050

Yield

5.12%

Verdict

Derived from HomePortfolio scores

Flat 20 earns an INVESTIGATE rating with HP Score 78/100. Investment score 68/100 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 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

78/ 100

Strong

Investment Score

68/ 100

Moderate

Crime Score

No data

Walkability

69/ 100

Moderate

Transit & Bike

Transit 100Bike 47

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 economics0.9/40
gross yield 5.1%; range width penalty ×0.91
- valuation_snapshotsrent estimate 2050/mo (range 1900-2200)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -648/mo, -32% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); fails the stress - earns nothing; leasehold with no service charge disclosed - the stress assumes GBP 0
- underwriting_assumptionscosts not disclosed by the advert· as of 2 Nov 2026· verify before relying on this
Risk & liquidity3.1/15
8 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£480,000

At the asking price

Monthly rent£2,050/mo

Evidenced range £1,900-£2,200

Interest rate5.4%

Loan to value75%

Cash required: £159,300
Net cash flow: -£201/mo
Cash on cash: -1.5%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.27 - 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 2050/mo (range 1900-2200)Rental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 2 Nov 2026 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 2 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth

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 2050/mo (range 1900-2200)

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. 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£464,000

Rent Estimate (pcm)£2,050

Gross Yield5.12%

1y Growth-

3y Growth-3.1%

5y Growth-1.1%

10y Growth+7.5%

Last Sold Price£499,000 (2016-01-29)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

5M2 6AQ

Approval Rate

100%12mo

Development

low

OTH-2026-002172
Discharge of Condition 27a (Highway Works) attached to Planning Permission PLA-2026-001348.
Pending
PLA-2026-001900
Installation of 2no. internally illuminated fascia signs and 1no. internally illuminated projecting sign.
Pending
OTH-2026-002049
Discharge of Condition 10a (Ground Conditions) attached to Planning Permission PLA-2026-001348.
Pending

View Planning Timeline