45 Patterdale Road, Manchester, M22 4NR

UPRN:77067768Semi-Detached House3 bedsBuilt 1930-1949

FreeholdCouncil Tax: Band CEPC: C (72)

Data freshness:Price Paid· freshPlanning· 4mo agoEPC· 3mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 4mo agoAmenities· 1mo agoArea· Census 2021Council Tax· 4mo ago

HP Score

/ 100

Strong

Verdict

3 days ago

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Strong fundamentals; flood risk not assessed

Evidence

20 of 21 sources

Sale Estimate

£423,000

£402k - £444kHigh

Estimate

£423k

Range

£402k – £444k

Rent Estimate (pcm)

£2,400

£2k - £3k

Monthly

£2,400

Yield

7.20%

Verdict

Derived from HomePortfolio scores

45 Patterdale Road earns an INVESTIGATE rating with HP Score 75/100. Investment score 62/100 reflects moderate fundamentals. Walkability is good (71/100). 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)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

75/ 100

Strong

Investment Score

62/ 100

Moderate

Crime Score

No data

Walkability

71/ 100

High

Transit & Bike

Transit 32Bike 40

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceListing checked 4 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 +5.4% (HIGH), sold-comps -28.6%, £/sqft -28.5%] → 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 77067768· as of 12 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 6 comps, dispersion 9.6%· as of 24 Oct 2026
Rental economics16.7/40
gross yield 7.2%; range width penalty ×0.95
- valuation_snapshotsrent estimate 2400/mo (range 2250-2550)· as of 12 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -54/mo, -2% 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 4 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 83 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 4 Nov 2026
Risk & liquidity14.7/15
279 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

£300,000£460,000

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£400,000

At the asking price

Monthly rent£2,400/mo

Evidenced range £2,250-£2,550

Interest rate5.4%

Loan to value75%

Cash required: £131,300
Net cash flow: £312/mo
Cash on cash: 2.8%
Score at this price: 31

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.78 - 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 77067768Valuation edge · as of 12 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 6 comps, dispersion 9.6%Valuation edge · as of 24 Oct 2026
valuation_snapshotsrent estimate 2400/mo (range 2250-2550)Rental economics · as of 12 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 4 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 4 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 2400/mo (range 2250-2550)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 83 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. 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.
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£423,000

Rent Estimate (pcm)£2,400

Gross Yield7.20%

1y Growth-

3y Growth+4.7%

5y Growth+5.9%

10y Growth+6.2%

Last Sold Price£350,500 (2022-11-11)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0M22 4NR

Approval Rate

-12mo

Development

low

OTH-2026-002020
Discharge of Condition 3 (external materials) attached to Planning Permission referenced 134771/FO/2025.
Approved
PLA-2026-001918
Proposed erection of a single-storey rear extension and front entrance porch.
Pending
OTH-2026-001373
Discharge of Condition 4 (CMP) and 6 (Nesting season) attached to Planning Permission 144032/FO/2025.
Pending

View Planning Timeline

Ownership

Corporate Ownership47.6%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2022-11-11
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

15 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£30,067

Population Density2,654 /km²

Owner Occupied66%

Age Distribution

0-15 16%16-64 67%65+ 17%

View Area Profile

Schools Nearby

St Wilfrid's CofE Aided Primary School Northenden
0.1 mi
Good
The Watkin Centre
0.1 mi
Requires improvement
Northenden Community School
0.3 mi
Inspected as Northenden Community School (URN 105434) on 22 Oct 2019
Southern Cross School
0.5 mi
Inspected as Southern Cross School (URN 105623) on 27 Sep 2023

2 of 10 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

13 Patterdale Road
-
£270k
-
19 Patterdale Road
-
£293k
-
3 Patterdale Road
-
£330k
-
45 Patterdale Road
-
£351k
-

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