22 Sherrington Street, Manchester, M12 5RW

UPRN:77165675Mid Terrace House2 bedsBuilt 1900-1929

LeaseholdCouncil Tax: Band AEPC: D (65)

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

22 Sherrington Street, Manchester, M12 5RW

HP Score

/ 100

Mixed

Verdict

today

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

Evidence

20 of 21 sources

Sale Estimate

£182,000

£163k - £200kMedium

Estimate

£182k

Range

£163k – £200k

Rent Estimate (pcm)

£1,650

£2k - £2k

Monthly

£1,650

Yield

10.70%

Verdict

Derived from HomePortfolio scores

22 Sherrington Street earns an INVESTIGATE rating with HP Score 72/100. Investment score 59/100 reflects moderate fundamentals. Walkability is good (80/100). 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

72/ 100

Mixed

Investment Score

59/ 100

Moderate

Crime Score

No data

Walkability

80/ 100

High

Transit & Bike

Transit 47Bike 44

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceLead to verifyListing checked 2 Nov 2026

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

Check before relying on this score: leasehold with no service charge disclosed - the stress test assumes GBP 0. It ranks after every home whose inputs are verified.

Valuation edge0/15
claims [AVM -1.6% (MEDIUM)] → 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 (MEDIUM confidence) · snapshot 12 Oct 2026
- valuation_snapshotsestimate for 77165675· as of 12 Oct 2026
Rental economics40/40
gross yield 10.7%; range width penalty ×1.00
- valuation_snapshotsrent estimate 1650/mo (range 1600-1700)· as of 12 Oct 2026· verify before relying on this
Stress margin18.3/30
stressed cash flow +302/mo, +18% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); passes the stress; 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
Seller motivationNot scored
context, not scored: 0 price cut(s), 49 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 2 Nov 2026
Risk & liquidity12.8/15
77 sales/12mo in area; valuation range width 20%
- 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 sensitivityScores 80+ up to £148,000

£139,000£212,500

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£185,000

At the asking price

Monthly rent£1,650/mo

Evidenced range £1,600-£1,700

Interest rate5.4%

Loan to value75%

Cash required: £58,000
Net cash flow: £518/mo
Cash on cash: 10.7%
Score at this price: 71

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 2.64 - 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 77165675Valuation edge · as of 12 Oct 2026
valuation_snapshotsrent estimate 1650/mo (range 1600-1700)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
Rental economics needs verification before you rely on it
rent estimate 1650/mo (range 1600-1700)
Stress margin needs verification before you rely on it
costs not disclosed by the advert

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. Set your walk-away price before viewing - above £148,000 the deal stops scoring well.
Computed by re-running the score at higher prices.
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£182,000

Rent Estimate (pcm)£1,650

Gross Yield10.70%

1y Growth-

3y Growth+2.5%

5y Growth+5.0%

10y Growth+4.4%

Last Sold Price£100,000 (2007-07-06)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningLow
LandslideLow
Air QualityLow
NoiseBelow 40 dB

View Full Risk Report

Planning Activity

Recent Apps

0M12 5RW

Approval Rate

-12mo

Development

low

NOT-2026-002051
Works to tree - T1 Willow tree - fell
Pending
OTH-2026-001682
Discharge of Condition 8 (Contaminated Land) attached to planning permission 138527/FO/2023
Pending
PLA-2026-001971
Retrospective application for the replacement and repositioning of rear windows and doors and alterations to the rear and side boundary wall.
Pending

View Planning Timeline

Ownership

Corporate Ownership43.1%
Overseas OwnershipNo
Lease Term Remaining877 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2007-07-06
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

5 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£30,067

Population Density28,431 /km²

Owner Occupied26%

Age Distribution

0-15 33%16-64 62%65+ 5%

View Area Profile

Schools Nearby

Stanley Grove Primary Academy
0.2 mi
Inspected as Stanley Grove Community Primary School (URN 131543) on 13 Jul 2011
St Richard's RC Primary School
0.3 mi
Good
St Peter's RC High School
0.3 mi
Report card2026
Ofsted no longer awards a single overall grade.
Crowcroft Park Primary School
0.3 mi
Report card2025
Ofsted no longer awards a single overall grade.

6 of 12 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

31 Sherrington Street
-
£165k
-
11 Sherrington Street
-
£280k
-
19 Sherrington Street
-
£120k
-
26 Sherrington Street
-
£93k
-

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