23 Smalldale Avenue, Manchester, M16 7JH

UPRN:77096779Mid Terrace House4 bedsBuilt 1950-1966

FreeholdCouncil Tax: Band AEPC: C (79)

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

23 Smalldale Avenue, Manchester, M16 7JH

HP Score

/ 100

Strong

Verdict

yesterday

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

Evidence

19 of 21 sources

Sale Estimate

£267,000

£214k - £321kLow

Estimate

£267k

Range

£214k – £321k

Rent Estimate (pcm)

£1,650

£2k - £2k

Monthly

£1,650

Yield

7.07%

Verdict

Derived from HomePortfolio scores

23 Smalldale Avenue earns an INVESTIGATE rating with HP Score 77/100. Investment score 71/100 reflects strong fundamentals. Walkability is good (83/100). 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

77/ 100

Strong

Investment Score

71/ 100

High

Crime Score

No data

Walkability

83/ 100

High

Transit & Bike

Transit 36Bike 52

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

headline score requires valuation_edge (estimate confidence LOW below scoring floor)

What we could establish

Rental economics15.9/40
gross yield 7.1%; range width penalty ×0.96
- valuation_snapshotsrent estimate 1650/mo (range 1550-1750)· as of 10 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -99/mo, -6% 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
Risk & liquidity9.2/15
246 sales/12mo in area; valuation range width 40%
- property_intelligencetransactions_12mo

Withholding a score is deliberate. A number built on missing or stale inputs would look more certain than the evidence allows.

Economics

What happens to your money

Your assumptions

Purchase price£280,000

At the asking price

Monthly rent£1,650/mo

Evidenced range £1,550-£1,750

Interest rate5.4%

Loan to value75%

Cash required: £89,300
Net cash flow: £197/mo
Cash on cash: 2.7%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.75 - 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_snapshotsrent estimate 1650/mo (range 1550-1750)Rental economics · as of 10 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
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
Valuation edge could not be scored
estimate confidence LOW below scoring floor
Rental economics needs verification before you rely on it
rent estimate 1650/mo (range 1550-1750)

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. Fill the valuation edge gap before relying on the score.
estimate confidence LOW below scoring floor
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£267,000

Rent Estimate (pcm)£1,650

Gross Yield7.07%

1y Growth-

3y Growth+16.3%

5y Growth+6.0%

10y Growth+7.0%

Last Sold Price£80,000 (2010-10-29)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0M16 7JH

Approval Rate

-12mo

Development

low

OTH-2026-002028
T1 london plane only tree in front garden Pic supplied tree works required is to pollard or reduce back to previous the tree is overdue a reduction and a london plane producing a lot of spores due to size causing breathing problems and casting on vehicles within houses and making tenants feel unwell the size of it along with leaves make it very dark especially with other trees in same location.
Pending
PLA-2026-001875
Change of Use to basement and ground floor pharmacy with two, two-bedroom apartments involving part single, part two-storey rear extension and elevational alterations, laying out of car parking space with bin store, cycle store, hard landscaping, boundary treatment and external plant and equipment.
Pending
NOT-2026-002023
Works to tree - proposed pruning works to T1 beech, T3 holly, T4 T5 T6 T7 ash and fell T2 Ash
Pending

View Planning Timeline