8 Addington Street, Manchester, M4 5FQ

UPRN:10095846338Flat/Maisonette bedsBuilt 2023

-Council Tax: -EPC: B (81)AI-Powered Intelligence

Data freshness:Listing· freshPlanning· 1mo agoEPC· 3mo agoRisk· 2mo agoConnectivity· 2mo agoSchools· 2mo agoAmenities· 2mo agoArea· Census 2021

Location map - no listing photos available

HP Score

/ 100

High Potential

Verdict

yesterday

BUY
Strong overall fundamentals
INVESTIGATE
Some risks
AVOID
High risk factors

Confidence

High

Sale Estimate

£236,000

£189k - £283kLow

Estimate

£236k

Range

£189k – £283k

Rent Estimate (pcm)

£1,400

£1k - £1kMedium

Monthly

£1,400

Yield

6.38%

AI Verdict

Derived from HomePortfolio scores

AI summary

8 Addington Street earns a BUY rating with HP Score 89/100. Investment score 70/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is excellent (98/100). Flood risk is rated very low. Verdict and headline figures are derived from the live HomePortfolio API; narrative deep-dives below combine real signals with modelled analytics.

Key SourcesEPC RegisterZoopla ListingsHP Property IntelligenceOfcom Connected Nationsvalue historyplanning signalsHP Walkability v2ONS Census 2021Police.ukPlanIt / LA PortalsHMLR CCODHMLR LeasesHMLR Price PaidEnvironment Agency RoFRaSDefra Noise MapOSM AmenitiesOfsted / GIAS

HP Score

89/ 100

Excellent

Investment Score

70/ 100

Moderate

Crime Score

0/ 100

Low

Walkability

98/ 100

Excellent

Transit & Bike

Excellent

Real Data

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 18 Aug 2026

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

Valuation edge0/40
claims [sold-comps -277.1%, £/sqft -276.1%] → consensus -277.1% → credited 0.0% after backtest shrinkage; single-source claim - capped pending corroboration; AVM excluded (estimate confidence LOW below scoring floor (measured MdAPE 25.8%))
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 24.2%· as of 16 Aug 2026
Rental economics0/30
gross yield 2.5%; range width penalty ×0.99
- zoopla_valuationsrent estimate 1400/mo (range 1300-1450)· as of 12 Aug 2026· verify before relying on this
Seller motivation5/20
1 price cut(s), unknown days on market; calibration: cuts mark staleness, credited as negotiation context only
- zoopla_listingsprice_changes + first_published_date· as of 18 Aug 2026
Risk & liquidity6.2/10
366 sales/12mo in area; valuation range width 40%
- property_intelligencetransactions_12mo

4 of 4 components scored. Calibrated against 6,141 realised listing→HMLR-sale outcomes, estimates taken as-of listing month. A large discount from one source alone is capped - independent sources must agree before it counts fully.

Economics

What happens to your money

Price sensitivity

£495,000£759,000

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£660,000

At the asking price

Monthly rent£1,400/mo

Evidenced range £1,300-£1,450

Interest rate5.4%

Loan to value75%

Cash required: £222,300
Net cash flow: -£1,258/mo
Cash on cash: -6.8%
Score at this price: 11

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.63 - below 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

property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 24.2%Valuation edge · as of 16 Aug 2026
zoopla_valuationsrent estimate 1400/mo (range 1300-1450)Rental economics · as of 12 Aug 2026
zoopla_listingsprice_changes + first_published_dateSeller motivation · as of 18 Aug 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth Valuation methodology

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 1400/mo (range 1300-1450)

Property risk deep-dive →flood, subsidence, crime, environment - the full domain

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. Ask the agent why the price was reduced and whether a previous sale fell through.
1 price cut(s) recorded on the listing history.
3. Treat the discount as unconfirmed - compare recent sold prices on the street yourself before pricing an offer around it.
Only one independent source currently supports the valuation edge.
4. 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£236,000

Rent Estimate (pcm)£1,400

Gross Yield6.38%

1y Growth-

3y Growth-5.1%

5y Growth-0.2%

10y Growth+4.5%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskVery low
Subsidence1
RadonLow
MiningUnknown
Landslide1
Air QualityUnknown
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0M4 5FQ

Approval Rate

-12mo

Development

low

Manchester/OTH-2026-001317
Discharge of Condition 36 (Travel Plan) attached to Planning Permission 137841/FO/2023.
Pending
Manchester/OTH-2026-001275
Discharge of Condition 32 (Secure by Design) attached to Planning Permission 131708/FO/2021 (as amended by 136574/NMC/2023).
Approved
Manchester/PLA-2026-000954
Installation of 4 internally illuminated projecting signs and 3 non-illuminated vinyl signs.
Pending

View Planning Timeline

Ownership

Corporate Ownership12.5%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsNone
Lease Type-
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

14 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median Household Income£36,554

Population Density5,685 /km²

Owner Occupied15%

Age Distribution

0-15 4%16-64 94%65+ 2%

View Area Profile

Schools Nearby

The Cooperative College
0.2 mi
-
Digital Advantage
0.2 mi
-
Co-op Academy New Islington
0.4 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Chetham's School of Music
0.4 mi
Inspected by ISI

3 of 9 nearby schools with published figures were oversubscribed in 2025 - demand, not a catchment.

View All Schools

Comparables

View All

4 Addington Street
-
£4.32M
-
4 Addington Street
-
£900k
-
4 Addington Street
-
£2.00M
-

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