46 Abercarn Close, Manchester, M8 9AL

UPRN:77007431Semi-Detached House3 bedsBuilt 1967-1975

LeaseholdCouncil Tax: Band AEPC: D (67)

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

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

18 of 21 sources

Sale Estimate

£204,000

£193k - £214kHigh

Estimate

£204k

Range

£193k – £214k

Rent Estimate (pcm)

£1,450

£1k - £2k

Monthly

£1,450

Yield

7.91%

Verdict

Derived from HomePortfolio scores

46 Abercarn Close earns an INVESTIGATE rating with HP Score 71/100. Investment score 56/100 reflects moderate fundamentals. Walkability is good (76/100). 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)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

71/ 100

Mixed

Investment Score

56/ 100

Moderate

Crime Score

No data

Walkability

76/ 100

High

Transit & Bike

Transit 53Bike 27

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceLead to verifyListing checked 2 Nov 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 -7.8% (HIGH), sold-comps -35.0%, £/sqft -34.7%] → 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 77007431· as of 12 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 6 comps, dispersion 17.6%· as of 23 Oct 2026
Rental economics23.3/40
gross yield 7.9%; range width penalty ×1.00
- valuation_snapshotsrent estimate 1450/mo (range 1400-1500)· as of 12 Oct 2026· verify before relying on this
Stress margin0.4/30
stressed cash flow +6/mo, +0% of rent (6.75% on a 75% loan; disclosed service charge and ground rent); passes the stress; leasehold with no service charge disclosed - the stress assumes GBP 0
- listing_factsservice charge / ground rent from the advert· as of 2 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 1 price cut(s), 71 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 & liquidity14.6/15
159 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 £165,000

£165,000£253,000

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£220,000

At the asking price

Monthly rent£1,450/mo

Evidenced range £1,400-£1,500

Interest rate5.4%

Loan to value75%

Cash required: £69,200
Net cash flow: £261/mo
Cash on cash: 4.5%
Score at this price: 38

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.95 - 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 77007431Valuation edge · as of 12 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 6 comps, dispersion 17.6%Valuation edge · as of 23 Oct 2026
valuation_snapshotsrent estimate 1450/mo (range 1400-1500)Rental economics · as of 12 Oct 2026 · verify before relying on this
listing_factsservice charge / ground rent from the advertStress margin · as of 2 Nov 2026 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 2 Nov 2026

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 1450/mo (range 1400-1500)
Stress margin needs verification before you rely on it
service charge / ground rent from 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. 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. Set your walk-away price before viewing - above £165,000 the deal stops scoring well.
Computed by re-running the score at higher prices.
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£204,000

Rent Estimate (pcm)£1,450

Gross Yield7.91%

1y Growth-38.0%

3y Growth+0.5%

5y Growth+2.4%

10y Growth+5.8%

Last Sold Price£196,000 (2024-12-13)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

1M8 9AL

Approval Rate

0%12mo

Development

low

PLA-2026-001921
Erection of a single-storey rear extension and loft conversion to create additional living accommodation including rear dormer.
Pending
OTH/2026/1479
Request for confirmation of compliance of condition 3 (Bin Enclosure) attached to planning permission PA/2026/0261
Pending
PLA-2026-002079
Installation of two ramps for wheelchair access to front and rear of property.
Pending

View Planning Timeline