9 Waters Edge, Ashton-under-Lyne, OL6 9SF

UPRN:10003433949End Terrace House3 bedsBuilt 2003-2006

LeaseholdCouncil Tax: Band DEPC: C (74)

Data freshness:Planning· 4mo agoEPC· 5mo agoRisk· 2y agoAmenities· 1mo agoArea· Census 2021Council Tax· 3mo ago

9 Waters Edge, Ashton-under-Lyne, OL6 9SF

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

£291,000

£276k - £305kHigh

Estimate

£291k

Range

£276k – £305k

Rent Estimate (pcm)

£2,050

£2k - £2k

Monthly

£2,050

Yield

10.04%

Verdict

Derived from HomePortfolio scores

9 Waters Edge earns an INVESTIGATE rating with HP Score 74/100. Investment score 61/100 reflects moderate fundamentals. Walkability is limited (67/100). 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

74/ 100

Mixed

Investment Score

61/ 100

Moderate

Crime Score

No data

Walkability

67/ 100

Moderate

Transit & Bike

Transit 56Bike 34

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 23 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: the estimate sits 16% above the ask; lead to verify: 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 +15.8% (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 9 Oct 2026
- valuation_snapshotsestimate for 10003433949· as of 9 Oct 2026
Rental economics40/40
gross yield 10.0%; range width penalty ×1.00; the estimate this rent rides on sits 16% above the ask - check the rent describes the advertised home
- valuation_snapshotsrent estimate 2050/mo (range 1950-2150)· as of 9 Oct 2026· verify before relying on this
- valuation_snapshotssale estimate 16% above the ask on the same snapshot - verify the rent describes this home· as of 9 Oct 2026· verify before relying on this
Stress margin16.7/30
stressed cash flow +343/mo, +17% 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 23 Oct 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 0 price cut(s), 345 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 23 Oct 2026
Risk & liquidity14.6/15
253 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 80+ up to £202,000

£183,500£281,500

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£244,950

At the asking price

Monthly rent£2,050/mo

Evidenced range £1,950-£2,150

Interest rate5.4%

Loan to value75%

Cash required: £77,185
Net cash flow: £593/mo
Cash on cash: 9.2%
Score at this price: 71

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 2.48 - 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 10003433949Valuation edge · as of 9 Oct 2026
valuation_snapshotsrent estimate 2050/mo (range 1950-2150)Rental economics · as of 9 Oct 2026 · verify before relying on this
valuation_snapshotssale estimate 16% above the ask on the same snapshot - verify the rent describes this homeRental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 23 Oct 2026 · verify before relying on this
portal_listingsprice_changes + first_published_date

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 2050/mo (range 1950-2150)
Rental economics needs verification before you rely on it
sale estimate 16% above the ask on the same snapshot - verify the rent describes this home

Plan

Before you offer

1. Get two written rental appraisals from local lettings agents.
The market estimate this rent rides on sits far above the asking price, so the rent may describe a different home.
2. Set your walk-away price before viewing - above £202,000 the deal stops scoring well.
Computed by re-running the score at higher prices.
3. Treat the gap to the estimate as unproven - compare recent sold prices on the street yourself before pricing an offer around it.
On later completions, homes listed below their estimate sold at the same share of the asking price as the rest.
4. Commission a full structural survey, not a basic condition report.
The score prices market evidence, not the fabric of the building.

Valuation & Market

Sale Estimate£291,000

Rent Estimate (pcm)£2,050

Gross Yield10.04%

1y Growth+53.0%

3y Growth-0.4%

5y Growth+4.8%

10y Growth+5.4%

Last Sold Price£183,000 (2025-08-29)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonModerate
MiningLow
LandslideSignificant
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0OL6 9SF

Approval Rate

-12mo

Development

low

26/00679/CLUD
Lawful Development Certificate for Existing Use: Conversion of the property from residential (Use Class C3) to HMO for up to 4 persons (Use Class C4), with the C4 use having continued without material interruption since 24 January 2025
Approved
26/00578/HHPD
Single storey rear extension. The length of the extension from the rear of the original house by 4.0m. Maximum height of the extension 3.7m. Maximum height of eaves 2.30m
Approved
26/00463/NPV
Prior approval for installation of Roof Mounted Solar PV Panels at the above site under Schedule 2, Part 14, Class J of the Town and Country Planning (General Permitted Development) (England) Order 2015 (as amended). The Solar PV system will be 314.18 kWp, to be installed across both pitched and flat roof areas of the building.
Approved

View Planning Timeline

Ownership

Corporate Ownership65.9%
Overseas OwnershipNo
Lease Term Remaining999+ yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2025-08-29
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

14 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£29,877

Population Density-

Owner Occupied81%

Age Distribution

0-15 21%16-64 65%65+ 14%

View Area Profile

Schools Nearby

Inspire Academy
0.3 mi
Good
Ashton Sixth Form College
0.4 mi
-
Hurst Knoll St James' Church of England Primary School
0.4 mi
Report card2026
Ofsted no longer awards a single overall grade.
Our Lady of Mount Carmel RC Primary School, Ashton-under-Lyne
0.4 mi
Report card2026
Ofsted no longer awards a single overall grade.

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

View All Schools

Comparables

View All

4 Waters Edge
-
£258k
-
9 Waters Edge
-
£183k
-
5 Waters Edge
-
£280k
-
8 Waters Edge
-
£161k
-

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