9 Rectory Road, Manchester, M8 5EA

UPRN:77009631Mid Terrace House6 bedsBuilt 1900-1929

FreeholdCouncil Tax: Band CEPC: C (77)

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

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

£505,000

£480k - £531kHigh

Estimate

£505k

Range

£480k – £531k

Rent Estimate (pcm)

£4,300

£4k - £5k

Monthly

£4,300

Yield

10.42%

Verdict

Derived from HomePortfolio scores

9 Rectory Road earns an INVESTIGATE rating with HP Score 67/100. Investment score 58/100 reflects moderate fundamentals. Walkability is limited (67/100). 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 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 2021Police.ukHM Land Registry company ownershipHM Land Registry covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

67/ 100

Mixed

Investment Score

58/ 100

Moderate

Crime Score

No data

Walkability

67/ 100

Moderate

Transit & Bike

Transit 84Bike 27

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Reduced confidence2 independent sourcesListing checked 30 Oct 2026

Fewer independent sources agree, or a component could not be scored.

Valuation edge0/15
claims [AVM +2.0% (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 9 Oct 2026
- valuation_snapshotsestimate for 77009631· as of 9 Oct 2026
Rental economics40/40
gross yield 10.4%; range width penalty ×1.00
- valuation_snapshotsrent estimate 4300/mo (range 4100-4500)· as of 9 Oct 2026· verify before relying on this
Stress margin21.9/30
stressed cash flow +942/mo, +22% 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 30 Oct 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 323 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 30 Oct 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 80+ up to £458,000

£371,000£569,000

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£495,000

At the asking price

Monthly rent£4,300/mo

Evidenced range £4,100-£4,500

Interest rate5.4%

Loan to value75%

Cash required: £164,550
Net cash flow: £1,306/mo
Cash on cash: 9.5%
Score at this price: 76

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 2.57 - 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 77009631Valuation edge · as of 9 Oct 2026
valuation_snapshotsrent estimate 4300/mo (range 4100-4500)Rental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 30 Oct 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 30 Oct 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth

Risks

What could kill this deal

Score confidence is reduced
fewer independent sources agree, or a component could not be scored
Rental economics needs verification before you rely on it
rent estimate 4300/mo (range 4100-4500)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 323 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. Set your walk-away price before viewing - above £458,000 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£505,000

Rent Estimate (pcm)£4,300

Gross Yield10.42%

1y Growth-

3y Growth+0.5%

5y Growth+2.4%

10y Growth+5.8%

Last Sold Price£380,000 (2022-02-23)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0M8 5EA

Approval Rate

-12mo

Development

low

OTH-2026-002104
Non-material amendment to Planning Permission PLA-2026-000615 to amend approved plans relating to highway and drainage works, including revisions to shared driveway surfacing materials, minor amendments to the approved drainage layout, correction of plan references, and associated amendments to Conditions 2, 6, 9 and 13.
Approved
PLA-2026-001884
Conversion of the existing garage into a gym, home office and games room ancillary to the main dwellinghouse, including the installation of new anthracite grey windows and doors and anthracite grey external wall cladding.
Pending
PA/2026/0957
Change of use of first and second floor to 1no. self-contained apartment with erection of a metal staircase to provide access, retention of ground floor retail unit and cold room at the rear, and erection of a single-storey rear extension
Pending

View Planning Timeline

Ownership

Corporate Ownership53.5%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2022-02-23
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

16 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£30,067

Population Density6,231 /km²

Owner Occupied20%

Age Distribution

0-15 27%16-64 61%65+ 12%

View Area Profile

Schools Nearby

The King David High School
0.1 mi
Report card2026
Ofsted no longer awards a single overall grade.
Cravenwood Primary Academy
0.1 mi
Good
King David Primary School
0.2 mi
Outstanding
Crumpsall Lane Primary School
0.3 mi
Good

1 of 7 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

24 Rectory Road
-
£220k
-
28 Rectory Road
-
£300k
-
23 - 25 Rectory Road
-
£110k
-
10 Rectory Road
-
£895k
-

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