12 Hamilton Road, Manchester, M13 0PB

UPRN:77150608End Terrace House7 bedsBuilt 1900-1929

LeaseholdCouncil Tax: Band BEPC: D (57)

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

HP Score

/ 100

Strong

Verdict

2 days ago

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

Evidence

20 of 21 sources

Sale Estimate

£349,000

£279k - £419kLow

Estimate

£349k

Range

£279k – £419k

Rent Estimate (pcm)

£2,200

£2k - £2k

Monthly

£2,200

Yield

6.95%

Verdict

Derived from HomePortfolio scores

12 Hamilton Road earns an INVESTIGATE rating with HP Score 75/100. Investment score 57/100 reflects moderate fundamentals. Walkability is excellent (91/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is leasehold. 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

57/ 100

Moderate

Crime Score

No data

Walkability

91/ 100

Excellent

Transit & Bike

Transit 44Bike 50

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 economics15.2/40
gross yield 6.9%; range width penalty ×0.97
- valuation_snapshotsrent estimate 2200/mo (range 2050-2300)· as of 12 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -116/mo, -5% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); fails the stress - earns nothing; leasehold with no service charge disclosed - the stress assumes GBP 0
- underwriting_assumptionscosts not disclosed by the advert· as of 2 Nov 2026· verify before relying on this
Risk & liquidity9.2/15
70 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£380,000

At the asking price

Monthly rent£2,200/mo

Evidenced range £2,050-£2,300

Interest rate5.4%

Loan to value75%

Cash required: £124,300
Net cash flow: £241/mo
Cash on cash: 2.3%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.72 - 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 2200/mo (range 2050-2300)Rental economics · as of 12 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 2 Nov 2026 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 2 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth

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 2200/mo (range 2050-2300)

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£349,000

Rent Estimate (pcm)£2,200

Gross Yield6.95%

1y Growth-

3y Growth-5.2%

5y Growth+1.6%

10y Growth+5.8%

Last Sold Price£216,000 (2020-11-11)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningLow
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0M13 0PB

Approval Rate

-12mo

Development

low

NOT-2026-002051
Works to tree - T1 Willow tree - fell
Pending
OTH-2026-002057
Discharge of Conditions 1 (Materials), 4 (Windows), 6 (Drainage Verification), 7 (Roller Shutters), 10 (Waste Management), 11 (Air Quality Assessment), 14 (Travel Plan), 15 (EV Chargers), 16 (External Lighting), 18 (Acoustic Insulation), 19 (External Equipment), 20 (Environmental Statement), 21 (Ground Conditions), 23 (Biodiversity), 24 (Landscaping and Tree Replacement), 25 (Boundary Treatment), 26 (Security), 27 (Off site highway works), and 32 (Car Park Management Plan) attached to Planning Permission 142669/FO/2025.
Pending
OTH-2026-001682
Discharge of Condition 8 (Contaminated Land) attached to planning permission 138527/FO/2023
Pending

View Planning Timeline