8 The Crescent, Middleton, Manchester, M24 4FF

UPRN:23007653Semi-Detached House4 bedsBuilt 2003-2006

FreeholdCouncil Tax: Band BEPC: C (79)

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

8 The Crescent, Middleton, Manchester, M24 4FF

HP Score

/ 100

Mixed

Verdict

yesterday

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Mixed signals - investigate

Evidence

17 of 21 sources

Sale Estimate

£348,000

£330k - £365kHigh

Estimate

£348k

Range

£330k – £365k

Rent Estimate (pcm)

£2,250

£2k - £2k

Monthly

£2,250

Yield

8.18%

Verdict

Derived from HomePortfolio scores

8 The Crescent earns an INVESTIGATE rating with HP Score 71/100. Investment score 63/100 reflects moderate fundamentals. Walkability is limited (57/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is freehold. 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 covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

71/ 100

Mixed

Investment Score

63/ 100

Moderate

Crime Score

No data

Walkability

57/ 100

Moderate

Transit & Bike

Transit 12Bike 46

Walk Score, out of 100

Opportunity

Why this could be an opportunity

High confidence3 independent sourcesListing checked 9 Nov 2026

Every component scored, and three or more independent sources agree.

Valuation edge2.5/15
claims [AVM +5.2% (HIGH), sold-comps +33.1%, £/sqft +33.1%] → 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 (HIGH confidence) · snapshot 12 Oct 2026
- valuation_snapshotsestimate for 23007653· as of 12 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 21.8%· as of 29 Oct 2026
Rental economics24.9/40
gross yield 8.2%; range width penalty ×0.98
- valuation_snapshotsrent estimate 2250/mo (range 2150-2400)· as of 12 Oct 2026· verify before relying on this
Stress margin5.8/30
stressed cash flow +132/mo, +6% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); passes the stress
- underwriting_assumptionscosts not disclosed by the advert· as of 9 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 35 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 9 Nov 2026
Risk & liquidity14.6/15
500 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 sensitivityScores 70+ up to £272,000

£247,500£379,500

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£330,000

At the asking price

Monthly rent£2,250/mo

Evidenced range £2,150-£2,400

Interest rate5.4%

Loan to value75%

Cash required: £106,800
Net cash flow: £444/mo
Cash on cash: 5.0%
Score at this price: 48

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 2.02 - 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 23007653Valuation edge · as of 12 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 21.8%Valuation edge · as of 29 Oct 2026
valuation_snapshotsrent estimate 2250/mo (range 2150-2400)Rental economics · as of 12 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 9 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 9 Nov 2026

Risks

What could kill this deal

Rental economics needs verification before you rely on it
rent estimate 2250/mo (range 2150-2400)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 35 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. Get two written rental appraisals from local lettings agents.
The rent estimate rests on area-level evidence, not lettings on this street.
2. Set your walk-away price before viewing - above £272,000 the deal stops scoring well.
Computed by re-running the score at higher prices.
3. 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.
4. Commission a full structural survey, not a basic condition report.
The score prices market evidence, not the fabric of the building.

Valuation & Market

Sale Estimate£348,000

Rent Estimate (pcm)£2,250

Gross Yield8.18%

1y Growth-

3y Growth+3.2%

5y Growth+3.6%

10y Growth+5.9%

Last Sold Price£45,000 (1996-03-08)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningUnknown
LandslideModerate
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0M24 4FF

Approval Rate

-12mo

Development

low

OTH/2026/0980
Submission of details to comply with conditions 8 (Hard and Soft Landscaping Scheme) and 9 (Landscaping and Ecological Management Plan) of planning permission 23/00331/FUL
Pending
PL/2026/0906
Application for a certificate of lawfulness for the proposed use as as a children's nursery (Class E(f)
Approved
PL/2026/0780
Change of use from food and drink outlet (Use class E) to an adult gaming centre (Sui Generis)
Pending

View Planning Timeline

Ownership

Corporate Ownership54.4%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change1996-03-08
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

15 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£29,535

Population Density1,020 /km²

Owner Occupied60%

Age Distribution

0-15 16%16-64 60%65+ 24%

View Area Profile

Schools Nearby

Sunny Brow Nursery School
0.2 mi
-
Elizabeth House School
0.2 mi
Report card2026
Ofsted no longer awards a single overall grade.
Parkfield Primary School
0.3 mi
Good
St Mary's Roman Catholic Primary School, Middleton
0.6 mi
GoodConcerns

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

View All Schools

Comparables

View All

5 The Crescent
-
£280k
-
7 The Crescent
-
£130k
-
6 The Crescent
-
£160k
-
2 The Crescent
-
£120k
-

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