12 Mersey Crescent, Manchester, M20 2YJ

UPRN:77080683Semi-Detached House3 bedsBuilt 1967-1975

FreeholdCouncil Tax: Band AEPC: C (70)

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

HP Score

/ 100

Mixed

Verdict

3 days ago

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

Evidence

19 of 21 sources

Sale Estimate

£323,000

£307k - £339kHigh

Estimate

£323k

Range

£307k – £339k

Rent Estimate (pcm)

£2,100

£2k - £2k

Monthly

£2,100

Yield

7.20%

Verdict

Derived from HomePortfolio scores

12 Mersey Crescent earns an INVESTIGATE rating with HP Score 69/100. Investment score 55/100 reflects moderate fundamentals. Walkability is limited (57/100). 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 Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

69/ 100

Mixed

Investment Score

55/ 100

Moderate

Crime Score

No data

Walkability

57/ 100

Moderate

Transit & Bike

Transit 19Bike 43

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 30 Oct 2026

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

Valuation edge0/15
claims [AVM -8.3% (HIGH), sold-comps -1.7%, £/sqft -1.7%] → 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 9 Oct 2026
- valuation_snapshotsestimate for 77080683· as of 9 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 7 comps, dispersion 13.3%· as of 17 Oct 2026
Rental economics0/40
gross yield 4.5% on contractual rent (listing-disclosed tenancy)
- listing_factscontractual rent 1300/mo (tenanted)· as of 30 Oct 2026
Stress margin0/30
stressed cash flow -651/mo, -50% 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 30 Oct 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 247 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 & liquidity14.7/15
533 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

£262,500£402,500

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£349,950

At the asking price

Monthly rent£2,100/mo

Evidenced range £2,000-£2,250

Interest rate5.4%

Loan to value75%

Cash required: £113,783
Net cash flow: £273/mo
Cash on cash: 2.9%
Score at this price: 15

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 77080683Valuation edge · as of 9 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 7 comps, dispersion 13.3%Valuation edge · as of 17 Oct 2026
listing_factscontractual rent 1300/mo (tenanted)Rental economics · as of 30 Oct 2026
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_intelligence

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion
Seller motivation could not be scored
context, not scored: 0 price cut(s), 247 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 →flood, subsidence, crime, environment - the full domain

Plan

Before you offer

1. 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£323,000

Rent Estimate (pcm)£2,100

Gross Yield7.20%

1y Growth-9.2%

3y Growth+2.6%

5y Growth+3.0%

10y Growth+4.8%

Last Sold Price£230,000 (2021-07-30)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

1M20 2YJ

Approval Rate

100%12mo

Development

low

PLA-2026-001822
Existing cladding remediation works, and balcony surface replacement work
Pending
OTH-2026-001828
Discharge of Condition 5 (Drainage Maintenance) attached to planning permission 140916/FO/2024
Pending
PLA-2026-001807
Erection of a single storey rear extension, re-instatement of the chimney stack; and associated elevational alterations
Pending

View Planning Timeline