Flat 1, Cotton Field Wharf, 4 New Union Street, Manchester, M4 6FQ

UPRN:10093075915Flat/Maisonette1 bedsBuilt -

LeaseholdCouncil Tax: Band CEPC: B (82)

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

Flat 1, Cotton Field Wharf, 4 New Union Street, Manchester, M4 6FQ

HP Score

/ 100

Strong

Verdict

yesterday

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

Evidence

15 of 21 sources

Sale Estimate

£317,000

£301k - £332kHigh

Estimate

£317k

Range

£301k – £332k

Rent Estimate (pcm)

£1,850

£2k - £2k

Monthly

£1,850

Yield

6.55%

Verdict

Derived from HomePortfolio scores

Flat 1 earns an INVESTIGATE rating with HP Score 83/100. Investment score 63/100 reflects moderate fundamentals. Walkability is excellent (93/100). 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 NationsMarket estimates (third-party AVM)Defra 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 leasesPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

83/ 100

Strong

Investment Score

63/ 100

Moderate

Crime Score

No data

Walkability

93/ 100

Excellent

Transit & Bike

Transit 77Bike 53

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 30 Oct 2026

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

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 edge0/15
claims [AVM -6.9% (HIGH), sold-comps -11.5%, £/sqft -11.3%] → 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 10093075915· as of 9 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 9.1%· as of 2 Nov 2026
Rental economics11.5/40
gross yield 6.5%; range width penalty ×0.93
- valuation_snapshotsrent estimate 1850/mo (range 1750-2000)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -200/mo, -11% 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 30 Oct 2026· verify before relying on this
Seller motivationNot scored
no listing-history inputs (first published date, price changes)
Risk & liquidity14.7/15
279 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

£271,000£364,500

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£339,000

At the asking price

Monthly rent£1,850/mo

Evidenced range £1,750-£2,000

Interest rate5.4%

Loan to value75%

Cash required: £109,950
Net cash flow: £137/mo
Cash on cash: 1.5%
Score at this price: 26

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.62 - 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 10093075915Valuation edge · as of 9 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 9.1%Valuation edge · as of 2 Nov 2026
valuation_snapshotsrent estimate 1850/mo (range 1750-2000)Rental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 30 Oct 2026 · verify before relying on this
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
Rental economics needs verification before you rely on it
rent estimate 1850/mo (range 1750-2000)
Stress margin needs verification before you rely on it
costs not disclosed by the advert

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. 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£317,000

Rent Estimate (pcm)£1,850

Gross Yield6.55%

1y Growth-

3y Growth-9.8%

5y Growth-3.1%

10y Growth+3.3%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonModerate
MiningLow
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0M4 6FQ

Approval Rate

-12mo

Development

low

OTH-2026-002049
Discharge of Condition 10a (Ground Conditions) attached to Planning Permission PLA-2026-001348.
Pending
OTH-2026-002125
Discharge of Condition 9 (Archaeology) to Planning Permission PLA-2026-001348.
Approved
OTH-2026-002122
Discharge of Biodiversity Net Gain Plan statutory condition as required by Part 1 of paragraph 9 (1) of schedule 7a of the Town and Country Planning Act 1990 (as amended) for Planning Permission referenced PLA-2026-001348.
Pending

View Planning Timeline

Ownership

Corporate Ownership12.4%
Overseas OwnershipNo
Lease Term Remaining999+ yrs
CovenantsNone
Lease TypeLeasehold
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

13 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£30,067

Population Density18,996 /km²

Owner Occupied25%

Age Distribution

0-15 3%16-64 96%65+ 1%

View Area Profile

Schools Nearby

Co-op Academy New Islington
0.1 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
St Patrick's RC Primary School, a Voluntary Academy
0.4 mi
Inspected as St Patrick's RC Primary School (URN 105535) on 16 Nov 2021
St Anne's RC Primary School
0.5 mi
-
Abbott Community Primary School
0.5 mi
Outstanding

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

View All Schools

Comparables

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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