Apartment 13, 2 Waterways Avenue, Manchester, M15 4QZ

UPRN:10070458581Flat/Maisonette bedsBuilt -

-Council Tax: -EPC: B (82)AI-Powered Intelligence

Data freshness:Listing· freshPrice Paid· 2mo agoPlanning· 2mo agoEPC· 4mo agoRisk· 3mo agoConnectivity· 3mo agoAmenities· 3mo agoArea· Census 2021

Apartment 13, 2 Waterways Avenue, Manchester, M15 4QZ

Location map - no listing photos available

HP Score

/ 100

Strong

Verdict

yesterday

BUY
Strong overall fundamentals
INVESTIGATE
Some risks
AVOID
High risk factors

Confidence

High

Sale Estimate

£240,000

£216k - £264kMedium

Estimate

£240k

Range

£216k – £264k

Rent Estimate (pcm)

£1,700

£2k - £2kMedium

Monthly

£1,700

Yield

7.24%

AI Verdict

Derived from HomePortfolio scores

AI summary

Apartment 13 earns a BUY rating with HP Score 75/100. Investment score 58/100 reflects moderate fundamentals. Walkability is good (77/100). Flood risk is rated very low. 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 signalsHP Walkability v2ONS Census 2021PlanIt / LA PortalsEnvironment Agency RoFRaSDefra Noise MapOSM AmenitiesOfsted / GIAS

HP Score

75/ 100

High

Investment Score

58/ 100

Moderate

Crime Score

Low

Walkability

77/ 100

High

Transit & Bike

High

Real Data

Opportunity

Why this could be an opportunity

Reduced confidence3 independent sourcesListing checked 16 Sept 2026

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

Valuation edge14/40
claims [AVM +45.8% (MEDIUM), sold-comps +31.9%, £/sqft +31.9%] → consensus +31.9% → credited 3.0% after backtest shrinkage; corroborated: AVM and sold-evidence family agree
- zoopla_valuationsestimate for 10070458581· as of 12 Aug 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 17.1%· as of 5 Sept 2026
Rental economics30/30
gross yield 15.7%; range width penalty ×1.00
- zoopla_valuationsrent estimate 1700/mo (range 1650-1800)· as of 12 Aug 2026· verify before relying on this
Seller motivationNot scored
no listing-history inputs (first published date, price changes)
Risk & liquidity8.6/10
227 sales/12mo in area; valuation range width 20%
- property_intelligencetransactions_12mo

3 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

£120,000£149,500

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£129,995

At the asking price

Monthly rent£1,700/mo

Evidenced range £1,650-£1,800

Interest rate5.4%

Loan to value75%

Cash required: £40,399
Net cash flow: £738/mo
Cash on cash: 21.9%
Score at this price: 53

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 3.87 - 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 10070458581Valuation edge · as of 12 Aug 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 17.1%Valuation edge · as of 5 Sept 2026
zoopla_valuationsrent estimate 1700/mo (range 1650-1800)Rental economics · as of 12 Aug 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 1700/mo (range 1650-1800)
Seller motivation could not be scored
no listing-history inputs (first published date, price changes)

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. Fill the seller motivation gap before relying on the score.
no listing-history inputs (first published date, price changes)
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£240,000

Rent Estimate (pcm)£1,700

Gross Yield7.24%

1y Growth-

3y Growth-6.4%

5y Growth-6.5%

10y Growth+3.0%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskVery low
Subsidence1
RadonLow
MiningUnknown
Landslide1
Air QualityUnknown
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0M15 4QZ

Approval Rate

-12mo

Development

low

Manchester/PLA-2026-001215
Variation to Condition 9 (opening hours) attached to Planning Permission 111735/JO/2016/S1 to allow the drive through lane to remain open to customers and deliveries until 05.00 (daily) and for restaurant to open until midnight (daily).
Pending
Manchester/PLA-2026-001114
Various internally illuminated building signage together with the erection of no.3 free-standing totem signs.
Pending
Manchester/PLA-2026-001252
Erection of single-storey upward extensions (utilising existing roof space and incorporating solar panels at proposed roof level) to create 14 Class C3 residential apartments (net increase of 12 units) across two existing apartment blocks.
Pending

View Planning Timeline

Ownership

Corporate Ownership6.1%
Overseas OwnershipNo
Lease Term Remaining230 yrs
CovenantsNone
Lease Type-
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

6 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median Household Income£31,516

Population Density3,940 /km²

Owner Occupied9%

Age Distribution

0-15 8%16-64 91%65+ 1%

View Area Profile

Schools Nearby

Primrose Hill Primary School and Children's Centre
0.5 mi
Good
Old Trafford Community Academy
0.5 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
St Joseph's RC Primary School
0.5 mi
Report card2026
Ofsted no longer awards a single overall grade.
Crown Street Primary School
0.5 mi
-

0 of 10 nearby schools with published figures were oversubscribed in 2025 - demand, not a catchment.

View All Schools

Comparables

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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