209 Culcheth Lane, Manchester, M40 1WB

UPRN:77181992Semi-Detached House4 bedsBuilt 1950-1966

LeaseholdCouncil Tax: Band BEPC: C (75)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoEPC· 3mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 4mo agoAmenities· 1mo agoArea· Census 2021

HP Score

/ 100

Mixed

Verdict

4 days ago

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

Evidence

18 of 21 sources

Sale Estimate

£298,000

£283k - £313kHigh

Estimate

£298k

Range

£283k – £313k

Rent Estimate (pcm)

£2,150

£2k - £2k

Monthly

£2,150

Yield

8.60%

Verdict

Derived from HomePortfolio scores

209 Culcheth Lane earns an INVESTIGATE rating with HP Score 66/100. Investment score 58/100 reflects moderate fundamentals. Walkability is limited (68/100). 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 NationsMarket 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 2021HM Land Registry company ownershipHM Land Registry covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

66/ 100

Mixed

Investment Score

58/ 100

Moderate

Crime Score

No data

Walkability

68/ 100

Moderate

Transit & Bike

Transit 38Bike 48

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceLead to verifyListing checked 31 Oct 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 -0.7% (HIGH)] → 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 10 Oct 2026
- valuation_snapshotsestimate for 77181992· as of 10 Oct 2026
Rental economics27.9/40
gross yield 8.6%; range width penalty ×0.97
- valuation_snapshotsrent estimate 2150/mo (range 2050-2300)· as of 10 Oct 2026· verify before relying on this
Stress margin8.5/30
stressed cash flow +184/mo, +9% of rent (6.75% on a 75% loan; disclosed service charge and ground rent); passes the stress; leasehold with no service charge disclosed - the stress assumes GBP 0
- listing_factsservice charge / ground rent from the advert· as of 31 Oct 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 0 price cut(s), 122 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 31 Oct 2026
Risk & liquidity14.6/15
306 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 sensitivityScores 70+ up to £255,000

£225,000£345,000

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£300,000

At the asking price

Monthly rent£2,150/mo

Evidenced range £2,050-£2,300

Interest rate5.4%

Loan to value75%

Cash required: £96,300
Net cash flow: £476/mo
Cash on cash: 5.9%
Score at this price: 51

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 2.12 - 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 77181992Valuation edge · as of 10 Oct 2026
valuation_snapshotsrent estimate 2150/mo (range 2050-2300)Rental economics · as of 10 Oct 2026 · verify before relying on this
listing_factsservice charge / ground rent from the advertStress margin · as of 31 Oct 2026 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 31 Oct 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 2150/mo (range 2050-2300)
Stress margin needs verification before you rely on it
service charge / ground rent from 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 £255,000 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£298,000

Rent Estimate (pcm)£2,150

Gross Yield8.60%

1y Growth+44.9%

3y Growth+3.0%

5y Growth+5.2%

10y Growth+7.0%

Last Sold Price£145,000 (2010-10-05)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0M40 1WB

Approval Rate

-12mo

Development

low

PLA-2026-001940
Erection of a single-storey rear extension.
Pending
26/00804/FUL
REAR FIRST FLOOR EXTENSION AND INTERNAL REMODELLING
Pending
26/00770/CPUD
Change of use from dwellinghouse (Use Class C3) to a children's home for one young person aged 7-17, with two carers providing 24-hour care on a rota basis (Use Class C2)
Pending

View Planning Timeline

Ownership

Corporate Ownership59.1%
Overseas OwnershipNo
Lease Term Remaining999+ yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2010-10-05
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

10 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£30,067

Population Density-

Owner Occupied19%

Age Distribution

0-15 22%16-64 64%65+ 14%

View Area Profile

Schools Nearby

St Wilfrid's CofE Junior and Infant School
0.3 mi
Good
Christ The King RC Primary School Manchester
0.3 mi
Good
St Willibrord's RC Primary School
0.3 mi
Good
The Greens ENS
0.4 mi
Report card2026
Ofsted no longer awards a single overall grade.

2 of 13 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

175 Culcheth Lane
-
£176k
-
175 Culcheth Lane
-
£122k
-
169 Culcheth Lane
-
£270k
-
173 Culcheth Lane
-
£165k
-

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