Flat 602, Cypress Place, 9 New Century Park, Manchester, M4 4EF

UPRN:10070861804Flat/Maisonette1 bedsBuilt England and Wales: 2012 onwards

LeaseholdCouncil Tax: -EPC: B (81)AI-Powered Intelligence

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

Flat 602, Cypress Place, 9 New Century Park, Manchester, M4 4EF

Location map - no listing photos available

HP Score

/ 100

High Potential

Verdict

yesterday

BUY
Strong overall fundamentals
INVESTIGATE
Some risks
AVOID
High risk factors

Confidence

High

Sale Estimate

£201,000

£181k - £221kMedium

Estimate

£201k

Range

£181k – £221k

Rent Estimate (pcm)

£1,200

£1k - £1kMedium

Monthly

£1,200

Yield

6.38%

AI Verdict

Derived from HomePortfolio scores

AI summary

Flat 602 earns a BUY rating with HP Score 89/100. Investment score 73/100 reflects strong fundamentals. Crime intensity is very low. Walkability is excellent (93/100). 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 Price PaidEnvironment Agency RoFRaSDefra Noise MapOSM AmenitiesOfsted / GIAS

HP Score

89/ 100

Excellent

Investment Score

73/ 100

High

Crime Score

0/ 100

Low

Walkability

93/ 100

Excellent

Transit & Bike

Excellent

Real Data

Opportunity

Why this could be an opportunity

High confidence3 independent sourcesListing checked 16 Sept 2026

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

Valuation edge0/40
claims [AVM +10.4% (MEDIUM), sold-comps -30.4%, £/sqft -30.7%] → consensus -30.7% → credited 0.0% after backtest shrinkage; sources disagree - edge zeroed by the weaker claim
- zoopla_valuationsestimate for 10070861804· as of 12 Aug 2026
- property_comparablessold-evidence family (implied value + £/sqft): 9 comps, dispersion 16.1%· as of 5 Sept 2026
Rental economics28.5/30
gross yield 8.0%; range width penalty ×0.95
- zoopla_valuationsrent estimate 1200/mo (range 1100-1250)· as of 12 Aug 2026· verify before relying on this
Seller motivation15/20
2 price cut(s), 492 days on market; calibration: cuts mark staleness, credited as negotiation context only
- zoopla_listingsprice_changes + first_published_date· as of 16 Sept 2026
Risk & liquidity8.6/10
366 sales/12mo in area; valuation range width 20%
- 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

£135,000£207,000

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£180,000

At the asking price

Monthly rent£1,200/mo

Evidenced range £1,100-£1,250

Interest rate5.4%

Loan to value75%

Cash required: £56,400
Net cash flow: £223/mo
Cash on cash: 4.8%
Score at this price: 52

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.98 - 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 10070861804Valuation edge · as of 12 Aug 2026
property_comparablessold-evidence family (implied value + £/sqft): 9 comps, dispersion 16.1%Valuation edge · as of 5 Sept 2026
zoopla_valuationsrent estimate 1200/mo (range 1100-1250)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

Rental economics needs verification before you rely on it
rent estimate 1200/mo (range 1100-1250)

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. Ask the agent why the price was reduced and whether a previous sale fell through.
2 price cut(s) recorded on the listing history.
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£201,000

Rent Estimate (pcm)£1,200

Gross Yield6.38%

1y Growth-89.3%

3y Growth-5.1%

5y Growth-0.2%

10y Growth+4.5%

Last Sold Price£143,238 (2015-03-23)

View Market Details

Risk Overview

Flood RiskVery low
Subsidence1
RadonLow
MiningUnknown
Landslide1
Air QualityUnknown
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0M4 4EF

Approval Rate

-12mo

Development

low

Manchester/OTH-2026-001642
Discharge of Condition 10b (Ground Conditions) attached to Planning Permission 139289/JO/2024.
Pending
Manchester/PLA-2026-001562
Installation of 2 internally illuminated advertisement screens.
Pending
Manchester/PLA-2026-001565
Installation of 2 internally illuminated advertisement screens.
Pending

View Planning Timeline