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

UPRN:10003433949End Terrace House3 bedsBuilt 2003-2006

LeaseholdCouncil Tax: Band DEPC: C (74)AI-Powered Intelligence

Data freshness:Listing· freshPrice Paid· 2mo agoPlanning· 2mo agoEPC· 4mo agoRisk· 3mo agoCrime· freshConnectivity· 3mo agoSchools· 3mo agoAmenities· 3mo agoArea· Census 2021Council Tax· 1mo ago

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

Location map - no listing photos available

HP Score

/ 100

High Potential

Verdict

today

BUY
Strong overall fundamentals
INVESTIGATE
Some risks
AVOID
High risk factors

Confidence

High

Sale Estimate

£289,000

£274k - £303kHigh

Estimate

£289k

Range

£274k – £303k

Rent Estimate (pcm)

£1,950

£2k - £2kMedium

Monthly

£1,950

Yield

4.11%

AI Verdict

Derived from HomePortfolio scores

AI summary

9 Waters Edge earns a BUY rating with HP Score 80/100. Investment score 61/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (67/100). Flood risk is rated very low. Tenure is leasehold. Verdict and headline figures are derived from the live HomePortfolio API; narrative deep-dives below combine real signals with modelled analytics.

Key SourcesEPC RegisterZoopla ListingsHP Property IntelligenceOfcom Connected NationsMobile Coveragevalue historyplanning signalsgaz salesHP Walkability v2ONS Census 2021Police.ukPlanIt / LA PortalsHMLR CCODHMLR CovenantsHMLR Price PaidEnvironment Agency RoFRaSDefra Noise MapOSM AmenitiesOfsted / GIAS

HP Score

80/ 100

High

Investment Score

61/ 100

Moderate

Crime Score

1/ 100

Low

Walkability

67/ 100

Moderate

Transit & Bike

Moderate

Real Data

Opportunity

Why this could be an opportunity

Reduced confidence2 independent sourcesListing checked 16 Sept 2026

Fewer independent sources agree, or a component could not be scored.

Valuation edge18/40
claims [AVM +15.2% (HIGH)] → consensus +15.2% → credited 2.8% after backtest shrinkage; single-source claim - capped pending corroboration
- zoopla_valuationsestimate for 10003433949· as of 12 Aug 2026
Rental economics28.3/30
gross yield 9.6%; range width penalty ×0.94
- zoopla_valuationsrent estimate 1950/mo (range 1850-2100)· as of 12 Aug 2026· verify before relying on this
Seller motivation5/20
0 price cut(s), 309 days on market; calibration: cuts mark staleness, credited as negotiation context only
- zoopla_listingsprice_changes + first_published_date· as of 16 Sept 2026
Risk & liquidity9.8/10
244 sales/12mo in area; valuation range width 10%
- property_intelligencetransactions_12mo

4 of 4 components scored. Calibrated against 6,141 realised listing→HMLR-sale outcomes, estimates taken as-of listing month. A large discount from one source alone is capped - independent sources must agree before it counts fully.

Economics

What happens to your money

Price sensitivity

£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£1,950/mo

Evidenced range £1,850-£2,100

Interest rate5.4%

Loan to value75%

Cash required: £77,185
Net cash flow: £523/mo
Cash on cash: 8.1%
Score at this price: 61

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 2.36 - 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

zoopla_valuationsestimate for 10003433949Valuation edge · as of 12 Aug 2026
zoopla_valuationsrent estimate 1950/mo (range 1850-2100)Rental economics · as of 12 Aug 2026
zoopla_listingsprice_changes + first_published_dateSeller motivation · as of 16 Sept 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth Valuation methodology

Risks

What could kill this deal

Score confidence is reduced
fewer independent sources agree, or a component could not be scored
Rental economics needs verification before you rely on it
rent estimate 1950/mo (range 1850-2100)

Property risk deep-dive →flood, subsidence, crime, environment - the full domain

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. Treat the discount as unconfirmed - compare recent sold prices on the street yourself before pricing an offer around it.
Only one independent source currently supports the valuation edge.
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£289,000

Rent Estimate (pcm)£1,950

Gross Yield4.11%

1y Growth+53.0%

3y Growth+0.0%

5y Growth+5.6%

10y Growth+6.0%

Last Sold Price£183,000 (2025-08-29)

View Market Details

Risk Overview

Flood RiskVery low
Subsidence1
RadonModerate
MiningUnknown
Landslide3
Air QualityUnknown
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0OL6 9SF

Approval Rate

-12mo

Development

low

26/00707/CPUD
Change of use from dwellinghouse (use class C3) as a childrens home (Use Class C2) for one child with up to two carers and manager, with two carers staying overnight working on a rota basis.
Pending
26/00705/CPUD
Lawful Development Certificate for Proposed Use of the property as a retail shop for the sale of confectionery and savoury snacks (Use Class E)
Pending
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
Pending

View Planning Timeline

Ownership

Corporate Ownership66.1%
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

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median Household Income£27,115

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
Good

2 of 12 nearby schools with published figures were oversubscribed in 2025 - 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