40 Rushey Road, Manchester, M22 8BP

UPRN:77059421Semi-Detached House3 bedsBuilt 1950-1966

FreeholdCouncil Tax: Band AEPC: C (72)

Data freshness:Listing· freshPrice Paid· freshPlanning· 6mo agoEPC· 1mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· freshAmenities· 2mo agoArea· Census 2021

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

16 of 21 sources

Sale Estimate

£221,000

£199k - £244kMedium

Estimate

£221k

Range

£199k – £244k

Rent Estimate (pcm)

£1,250

£1k - £1k

Monthly

£1,250

Yield

6.12%

Verdict

Derived from HomePortfolio scores

40 Rushey Road earns an INVESTIGATE rating with HP Score 64/100. Investment score 53/100 reflects moderate fundamentals. Walkability is limited (60/100). 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)Defra 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

64/ 100

Mixed

Investment Score

53/ 100

Moderate

Crime Score

No data

Walkability

60/ 100

Moderate

Transit & Bike

Transit 46Bike 47

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 3 Nov 2026

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

Valuation edge-0.6/15
claims [AVM -10.9% (MEDIUM)] → measured edge -0.12pp of the ask; on later-registered sales an AVM discount carried no edge and a sold-evidence gap at most +0.5pp; asking more than 10% above the estimate (measured -0.33pp)
Market estimate used (MEDIUM confidence) · snapshot 12 Oct 2026
- valuation_snapshotsestimate for 77059421· as of 12 Oct 2026
Rental economics9/40
gross yield 6.1%; range width penalty ×1.00
- valuation_snapshotsrent estimate 1250/mo (range 1200-1300)· as of 12 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -245/mo, -20% 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 3 Nov 2026
Seller motivationNot scored
context, not scored: 1 price cut(s), 59 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 3 Nov 2026
Risk & liquidity12.8/15
279 sales/12mo in area; valuation range width 20%
- 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

£184,000£282,000

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£245,000

At the asking price

Monthly rent£1,250/mo

Evidenced range £1,200-£1,300

Interest rate5.4%

Loan to value75%

Cash required: £77,200
Net cash flow: £39/mo
Cash on cash: 0.6%
Score at this price: 21

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.51 - 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 77059421Valuation edge · as of 12 Oct 2026
valuation_snapshotsrent estimate 1250/mo (range 1200-1300)Rental economics · as of 12 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 3 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 3 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 1250/mo (range 1200-1300)
Seller motivation could not be scored
context, not scored: 1 price cut(s), 59 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£221,000

Rent Estimate (pcm)£1,250

Gross Yield6.12%

1y Growth-

3y Growth+4.7%

5y Growth+5.9%

10y Growth+6.2%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

1M22 8BP

Approval Rate

100%12mo

Development

low

PLA-2026-002089
Erection of single-storey front extension to form additional living accommodation.
Pending
PLA-2026-001916
Installation of non-illuminated school logo signage to teaching block.
Pending
OTH-2026-001876
Discharge of Condition 16 (RAMS) attached to planning permission 144656/FO/2025.
Approved

View Planning Timeline

Ownership

Corporate Ownership47.6%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

7 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£30,067

Population Density-

Owner Occupied27%

Age Distribution

0-15 30%16-64 64%65+ 6%

View Area Profile

Schools Nearby

Benchill Primary School
0.1 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
Southern Cross School
0.4 mi
Inspected as Southern Cross School (URN 105623) on 27 Sep 2023
Ss John Fisher and Thomas More Catholic Primary School
0.5 mi
Good
Haveley Hey Community School
0.6 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.

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

View All Schools

Comparables

View All

36 Rushey Road
-
£150k
-
32 Rushey Road
-
£109k
-
32 Rushey Road
-
£80k
-
36 Rushey Road
-
£65k
-

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