Flat 4, 2 Hulme Hall Road, Manchester, M15 4LY

UPRN:10094428452Flat/Maisonette2 bedsBuilt -

LeaseholdCouncil Tax: Band EEPC: C (79)

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

Flat 4, 2 Hulme Hall Road, Manchester, M15 4LY

HP Score

/ 100

Strong

Verdict

today

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

Evidence

19 of 21 sources

Sale Estimate

£291,000

£262k - £320kMedium

Estimate

£291k

Range

£262k – £320k

Rent Estimate (pcm)

£2,100

£2k - £2k

Monthly

£2,100

Yield

9.69%

Verdict

Derived from HomePortfolio scores

Flat 4 earns an INVESTIGATE rating with HP Score 76/100. Investment score 55/100 reflects moderate fundamentals. Walkability is good (79/100). 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

76/ 100

Strong

Investment Score

55/ 100

Moderate

Crime Score

No data

Walkability

79/ 100

High

Transit & Bike

Transit 52Bike 51

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceListing checked 13 Nov 2026

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

Valuation edge2.5/15
claims [AVM +10.7% (MEDIUM), sold-comps +4.4%, £/sqft +4.3%] → 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 10094428452· as of 9 Nov 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 5.5%· as of 8 Nov 2026
Rental economics12/40
gross yield 6.5% on contractual rent (listing-disclosed tenancy)
- listing_factscontractual rent 1408.33/mo (tenanted)· as of 13 Nov 2026
Stress margin0/30
stressed cash flow -223/mo, -16% 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 13 Nov 2026
Seller motivationNot scored
context, not scored: 2 price cut(s), unknown 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 13 Nov 2026
Risk & liquidity12.9/15
218 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 sensitivity

£195,000£299,000

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£260,000

At the asking price

Monthly rent£2,100/mo

Evidenced range £1,950-£2,200

Interest rate5.4%

Loan to value75%

Cash required: £82,300
Net cash flow: £576/mo
Cash on cash: 8.4%
Score at this price: 27

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 2.39 - 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 10094428452Valuation edge · as of 9 Nov 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 5.5%Valuation edge · as of 8 Nov 2026
listing_factscontractual rent 1408.33/mo (tenanted)Rental economics · as of 13 Nov 2026
listing_factsservice charge / ground rent from the advertStress margin · as of 13 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 13 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: 2 price cut(s), unknown 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. Ask the agent why the price was reduced and whether a previous sale fell through.
2 price cut(s) recorded on the listing history.
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£291,000

Rent Estimate (pcm)£2,100

Gross Yield9.69%

1y Growth+4.5%

3y Growth-12.4%

5y Growth-8.1%

10y Growth+2.9%

Last Sold Price£266,710 (2020-07-10)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0M15 4LY

Approval Rate

-12mo

Development

low

PLA-2026-002085
Listed Building Consent for the installation of 2no. digital advertisement totems and the removal of 2no. digital advertisement totems.
Pending
OTH-2026-002179
Discharge of conditions 7b (Remediation) 13, (Drainage) 17b (Noise Verification), attached to planning permission 139059/JO/2024.
Pending
PLA-2026-002209
Installation of 1no. externally illuminated projecting sign and 2no. advertisement parasols to external seating area.
Pending

View Planning Timeline

Ownership

Corporate Ownership6.1%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2020-07-10
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

6 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£30,067

Population Density-

Owner Occupied28%

Age Distribution

0-15 1%16-64 98%65+ 1%

View Area Profile

Schools Nearby

Crown Street Primary School
0.4 mi
-
Old Trafford Community Academy
0.5 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
St Wilfrid's RC Primary School
0.6 mi
GoodImproving
St Alphonsus RC Primary School
0.6 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.

2 of 11 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

2 Hulme Hall Road
-
£290k
-
2 Hulme Hall Road
-
£220k
-
2 Hulme Hall Road
-
£235k
-
2 Hulme Hall Road
-
£295k
-

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