Flat 18, 40 Heaton Road, Manchester, M20 4PU

UPRN:77129251Flat/MaisonetteBeds -Built 1976-1982

Tenure: -Council Tax: -EPC: C (72)

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

Flat 18, 40 Heaton Road, Manchester, M20 4PU

HP Score

/ 100

Mixed

Verdict

2 days ago

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

Evidence

18 of 21 sources

Sale Estimate

£195,000

£175k - £214kMedium

Estimate

£195k

Range

£175k – £214k

Rent Estimate (pcm)

£850

£800 - £900

Monthly

£850

Yield

1.17%

Verdict

Derived from HomePortfolio scores

Flat 18 earns an INVESTIGATE rating with HP Score 59/100. Investment score 55/100 reflects moderate fundamentals. Walkability is limited (22/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. 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 company ownershipHM Land Registry covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

59/ 100

Mixed

Investment Score

55/ 100

Moderate

Crime Score

No data

Walkability

22/ 100

Low

Transit & Bike

Transit 35Bike 42

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

listing is a house but the valuation basis is the whole flat at this UPRN - value evidence is not comparable

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£875,000

At the asking price

Monthly rent£850/mo

Evidenced range £800-£900

Interest rate5.4%

Loan to value75%

Cash required: £297,550
Net cash flow: -£2,365/mo
Cash on cash: -9.5%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.29 - below the usual 1.25 test. These are your assumptions, not evidence: only the pre-filled rent and price come from the record.

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion

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£195,000

Rent Estimate (pcm)£850

Gross Yield1.17%

1y Growth-

3y Growth+2.6%

5y Growth+3.0%

10y Growth+4.8%

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

0M20 4PU

Approval Rate

-12mo

Development

low

PLA-2026-001973
Use of property as a house in multiple occupation (Use Class C4).
Pending
PLA-2026-002018
Erection of a single-storey extension to the front of the premises to form additional retail space.
Pending
PLA-2026-001892
Erection of two storey front extension.
Pending

View Planning Timeline

Ownership

Corporate Ownership50.3%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease Type-
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

12 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£30,067

Population Density-

Owner Occupied34%

Age Distribution

0-15 11%16-64 81%65+ 8%

View Area Profile

Schools Nearby

St Paul's CofE Primary School
0.1 mi
Good
Bridgelea Pupil Referral Unit
0.2 mi
Good
St Cuthbert's RC Primary School and Nursery, A Voluntary Academy
0.3 mi
Inspected as St Cuthbert's RC Primary School (URN 105553) on 10 Apr 2024
Withington Girls' School
0.4 mi
Inspected by ISI

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

View All Schools

Comparables

View All

Melmar Court Heaton Road
-
£198k
-
Melmar Court, 36 Heaton Road
-
£180k
-
Melmar Court, 36 Heaton Road
-
£173k
-
43 - 45 Heaton Road
-
£190k
-

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