22 Sadler Street, Middleton, Manchester, M24 5UJ

UPRN:23009456Detached House4 bedsBuilt 1900-1929

LeaseholdCouncil Tax: Band BEPC: D (61)

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

22 Sadler Street, Middleton, Manchester, M24 5UJ

HP Score

/ 100

Mixed

Verdict

today

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

Evidence

19 of 21 sources

Sale Estimate

£314,000

£298k - £329kHigh

Estimate

£314k

Range

£298k – £329k

Rent Estimate (pcm)

£1,400

£1k - £2k

Monthly

£1,400

Yield

5.33%

Verdict

Derived from HomePortfolio scores

22 Sadler Street earns an INVESTIGATE rating with HP Score 74/100. Investment score 63/100 reflects moderate fundamentals. Walkability is good (84/100). 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

74/ 100

Mixed

Investment Score

63/ 100

Moderate

Crime Score

No data

Walkability

84/ 100

High

Transit & Bike

Transit 70Bike 39

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 2 Nov 2026

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

Valuation edge0/15
claims [AVM -0.3% (HIGH)] → 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 12 Oct 2026
- valuation_snapshotsestimate for 23009456· as of 12 Oct 2026
Rental economics2.2/40
gross yield 5.3%; range width penalty ×0.84
- valuation_snapshotsrent estimate 1400/mo (range 1250-1500)· as of 12 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -430/mo, -31% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); fails the stress - earns nothing
- underwriting_assumptionscosts not disclosed by the advert· as of 2 Nov 2026
Seller motivationNot scored
context, not scored: 1 price cut(s), 209 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 2 Nov 2026
Risk & liquidity14.7/15
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 sensitivity

£236,000£362,000

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£315,000

At the asking price

Monthly rent£1,400/mo

Evidenced range £1,250-£1,500

Interest rate5.4%

Loan to value75%

Cash required: £101,550
Net cash flow: -£94/mo
Cash on cash: -1.1%
Score at this price: 17

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.32 - 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 23009456Valuation edge · as of 12 Oct 2026
valuation_snapshotsrent estimate 1400/mo (range 1250-1500)Rental economics · as of 12 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 2 Nov 2026
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
Rental economics needs verification before you rely on it
rent estimate 1400/mo (range 1250-1500)
Seller motivation could not be scored
context, not scored: 1 price cut(s), 209 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 →

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. 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£314,000

Rent Estimate (pcm)£1,400

Gross Yield5.33%

1y Growth-

3y Growth+3.2%

5y Growth+3.6%

10y Growth+5.9%

Last Sold Price£140,000 (2015-11-23)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningUnknown
LandslideModerate
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0M24 5UJ

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/2026/0655
Change of use from office accommodation (Class E) to 5 no. self-contained apartments (Class C3), the addition of a bin store and cycle storage and alterations to fenestration on the rear and side elevations
Pending
PL/2026/0906
Application for a certificate of lawfulness for the proposed use as as a children's nursery (Class E(f)
Pending

View Planning Timeline

Ownership

Corporate Ownership54.4%
Overseas OwnershipNo
Lease Term Remaining860 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2015-11-23
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

16 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£29,535

Population Density2,800 /km²

Owner Occupied53%

Age Distribution

0-15 19%16-64 62%65+ 19%

View Area Profile

Schools Nearby

Parkfield Primary School
0.3 mi
Good
Middleton Parish Church School
0.3 mi
Inspected as Middleton Parish Church School (URN 105821) on 29 Jan 2025
Sunny Brow Nursery School
0.4 mi
-
Elizabeth House School
0.4 mi
Report card2026
Ofsted no longer awards a single overall grade.

6 of 12 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

8 Sadler Street
-
£177k
-
14 - 16 Sadler Street
-
£185k
-
32 Sadler Street
-
£128k
-
8 Sadler Street
-
£73k
-

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