Flat 109, 189 Water Street, Manchester, M3 4JE

UPRN:10012201048Purpose Built Flat2 bedsBuilt 2003-2006

LeaseholdCouncil Tax: -EPC: D (63)AI-Powered Intelligence

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

Flat 109, 189 Water Street, Manchester, M3 4JE

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

£183,000

£174k - £192kHigh

Estimate

£183k

Range

£174k – £192k

Rent Estimate (pcm)

£1,150

£1k - £1kMedium

Monthly

£1,150

Yield

6.55%

AI Verdict

Derived from HomePortfolio scores

AI summary

Flat 109 earns a BUY rating with HP Score 77/100. Investment score 55/100 reflects moderate fundamentals. Walkability is good (84/100). Flood risk is rated 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 2021PlanIt / LA PortalsHMLR CCODHMLR CovenantsHMLR Price PaidEnvironment Agency RoFRaSDefra Noise MapOSM AmenitiesOfsted / GIAS

HP Score

77/ 100

High

Investment Score

55/ 100

Moderate

Crime Score

Low

Walkability

84/ 100

High

Transit & Bike

High

Real Data

Opportunity

Why this could be an opportunity

High confidence4 independent sourcesListing checked 16 Sept 2026

Every component scored, and three or more independent sources agree.

Valuation edge31.7/40
claims [AVM +9.8% (HIGH), sold-comps +21.8%, £/sqft +21.9%] → consensus +9.8% → credited 2.4% after backtest shrinkage; corroborated: AVM and sold-evidence family agree
- zoopla_valuationsestimate for 10012201048· as of 12 Aug 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 18.5%· as of 4 Sept 2026
Rental economics30/30
gross yield 9.1% on contractual rent (listing-disclosed tenancy)
- listing_factscontractual rent 1250/mo (tenanted)· as of 16 Sept 2026
Seller motivation10/20
1 price cut(s), 346 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 sensitivityScores 80+ up to £165,000

£124,000£189,500

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£165,000

At the asking price

Monthly rent£1,150/mo

Evidenced range £1,050-£1,200

Interest rate5.4%

Loan to value75%

Cash required: £51,600
Net cash flow: £239/mo
Cash on cash: 5.6%
Score at this price: 82

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 2.07 - 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 10012201048Valuation edge · as of 12 Aug 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 18.5%Valuation edge · as of 4 Sept 2026
listing_factscontractual rent 1250/mo (tenanted)Rental economics · as of 16 Sept 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

No flags from the deal evidence itself - which is a statement about the score's inputs, not about the property.

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

Plan

Before you offer

1. Ask the agent why the price was reduced and whether a previous sale fell through.
1 price cut(s) recorded on the listing history.
2. Set your walk-away price before viewing - above £165,000 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£183,000

Rent Estimate (pcm)£1,150

Gross Yield6.55%

1y Growth-3.6%

3y Growth-3.9%

5y Growth-2.5%

10y Growth+3.2%

Last Sold Price£210,600 (2008-05-09)

View Market Details

Risk Overview

Flood RiskLow
Subsidence1
RadonLow
MiningUnknown
Landslide1
Air QualityUnknown
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0M3 4JE

Approval Rate

-12mo

Development

low

Manchester/PLA-2026-000889
Change of use of the ground floor from flexible commercial space (Use Class E / Sui Generis) to ancillary gymnasium and laundry room for the exclusive use of residents, and reconfiguration of Level 2 to provide residential amenity, marketing suite (Sui Generis) alongside retained workspace (Use Class E), and associated works.
Pending
Manchester/OTH-2026-001433
Non-Material Amendment to Planning Permission 145354/FO/2026 for the Installation of security baskets and amended window design, to amend Condition 2 (Specified Plans) by replacing approved drawing 17280 13.A0 (G Wing Proposed Basket Planning Drawing) with revised drawing 17280 19.A0.
Approved
Manchester/PLA-2026-001505
Listed Building consent for various works to roof, rainwater goods, lead valleys and gutters
Pending

View Planning Timeline

Ownership

Corporate Ownership10.5%
Overseas OwnershipNo
Lease Term Remaining999+ yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2008-05-09
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

7 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median Household Income£36,554

Population Density14,870 /km²

Owner Occupied28%

Age Distribution

0-15 1%16-64 98%65+ 1%

View Area Profile

Schools Nearby

Crown Street Primary School
0.4 mi
-
Primrose Hill Primary School and Children's Centre
0.5 mi
Good
St Philip's CofE Primary School
0.6 mi
Good
St Joseph's RC Primary School
0.6 mi
Report card2026
Ofsted no longer awards a single overall grade.

1 of 12 nearby schools with published figures were oversubscribed in 2025 - demand, not a catchment.

View All Schools

Comparables

View All

189 Water Street
-
£220k
-
189 Water Street
-
£165k
-
189 Water Street
-
£218k
-
189 Water Street
-
£155k
-

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