13 Beechpark Avenue, Manchester, M22 4BL

UPRN:77061507Detached House5 bedsBuilt -

FreeholdCouncil Tax: Band EEPC: C (71)AI-Powered Intelligence

Data freshness:Listing· freshPlanning· 3mo agoEPC· freshRisk· 2mo agoConnectivity· 2mo agoSchools· 2mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 2mo ago

13 Beechpark Avenue, Manchester, M22 4BL

HP Score

/ 100

Strong

Verdict

yesterday

BUY
Strong fundamentals
INVESTIGATE
Mixed signals - investigate
AVOID
High risk factors

Confidence

Medium

Sale Estimate

£642,000

£610k - £675kHigh

Estimate

£642k

Range

£610k – £675k

Rent Estimate (pcm)

£2,850

£3k - £3kMedium

Monthly

£2,850

Yield

5.24%

AI Verdict

Derived from HomePortfolio scores

AI summary

13 Beechpark Avenue earns a INVESTIGATE rating with HP Score 67/100. Investment score 56/100 reflects moderate fundamentals. Walkability is limited (52/100). Flood risk is rated very low. Tenure is freehold. Verdict and headline figures are derived from the live HomePortfolio API; narrative deep-dives below combine real signals with modelled analytics.

Key SourcesEPC RegisterZoopla ListingsHP Property IntelligenceOfcom Connected Nationsvalue historyplanning signalsgaz salesHP Walkability v2ONS Census 2021Police.ukPlanIt / LA PortalsHMLR CCODHMLR CovenantsHMLR LeasesHMLR Price PaidEnvironment Agency RoFRaSDefra Noise MapOSM AmenitiesOfsted / GIAS

HP Score

67/ 100

Moderate

Investment Score

56/ 100

Moderate

Crime Score

Low

Walkability

52/ 100

Moderate

Transit & Bike

Moderate

Real Data

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 20 Aug 2026

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

Valuation edge0/40
claims [AVM -1.2% (HIGH)] → consensus -1.2% → credited 0.0% after backtest shrinkage; single-source claim - capped pending corroboration
- zoopla_valuationsestimate for 77061507· as of 12 Aug 2026
Rental economics2.2/30
gross yield 5.3%; range width penalty ×0.85
- zoopla_valuationsrent estimate 2850/mo (range 2600-3100)· as of 12 Aug 2026· verify before relying on this
Seller motivationNot scored
no listing-history inputs (first published date, price changes)
Risk & liquidity9.7/10
275 sales/12mo in area; valuation range width 10%
- property_intelligencetransactions_12mo

3 of 4 components scored. Calibrated against 6,141 realised listing→HMLR-sale outcomes, estimates taken as-of listing month. A large discount from one source alone is capped - independent sources must agree before it counts fully.

Economics

What happens to your money

Price sensitivity

£487,500£747,500

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£650,000

At the asking price

Monthly rent£2,850/mo

Evidenced range £2,600-£3,100

Interest rate5.4%

Loan to value75%

Cash required: £218,800
Net cash flow: -£221/mo
Cash on cash: -1.2%
Score at this price: 12

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.30 - 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

zoopla_valuationsestimate for 77061507Valuation edge · as of 12 Aug 2026
zoopla_valuationsrent estimate 2850/mo (range 2600-3100)Rental economics · as of 12 Aug 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth Valuation methodology

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 2850/mo (range 2600-3100)
Seller motivation could not be scored
no listing-history inputs (first published date, price changes)

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. Treat the discount as unconfirmed - compare recent sold prices on the street yourself before pricing an offer around it.
Only one independent source currently supports the valuation edge.
3. Fill the seller motivation gap before relying on the score.
no listing-history inputs (first published date, price changes)
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£642,000

Rent Estimate (pcm)£2,850

Gross Yield5.24%

1y Growth-

3y Growth+4.5%

5y Growth+5.9%

10y Growth+6.5%

Last Sold Price£315,000 (2007-08-31)

View Market Details

Risk Overview

Flood RiskVery low
Subsidence1
RadonLow
MiningUnknown
Landslide1
Air QualityUnknown
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

1M22 4BL

Approval Rate

-12mo

Development

low

145122/FO/2026
Erection of 2 x 3 three storey extensions to create 5 additional apartments, forming a total of 17 apartments; erection of replacement bin and cycle stores and the creation of 2 additional parking spaces.
Pending

View Planning Timeline

Ownership

Corporate Ownership47.2%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2007-08-31
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

15 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median Household Income£36,554

Population Density-

Owner Occupied77%

Age Distribution

0-15 16%16-64 63%65+ 21%

View Area Profile

Schools Nearby

Southern Cross School
0.2 mi
Good
Benchill Primary School
0.5 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
St Wilfrid's CofE Aided Primary School Northenden
0.6 mi
Good
St. Aidan's Catholic Primary School, a Voluntary Academy
0.7 mi
Requires improvement

1 of 12 nearby schools with published figures were oversubscribed in 2025 - demand, not a catchment.

View All Schools

Comparables

View All

Lauren House, 6 Beechpark Avenue
-
£220k
-
4 Beechpark Avenue
-
£850k
-
10 Beechpark Avenue
-
£588k
-
18 Beechpark Avenue
-
£415k
-

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