Flat 5, 22 Lakeside Rise, Manchester, M9 8QE

UPRN:10070398661Flat/MaisonetteBeds -Built 1996-2002

LeaseholdCouncil Tax: -EPC: C (77)

Data freshness:Listing· freshPlanning· 4mo agoEPC· 5mo agoRisk· 2y agoAmenities· 1mo agoArea· Census 2021

Flat 5, 22 Lakeside Rise, Manchester, M9 8QE

HP Score

/ 100

Mixed

Verdict

today

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Mixed signals - investigate

Evidence

18 of 21 sources

Sale Estimate

£96,000

£77k - £115kLow

Estimate

£96k

Range

£77k – £115k

Rent Estimate (pcm)

£700

£650 - £750

Monthly

£700

Yield

8.08%

Verdict

Derived from HomePortfolio scores

Flat 5 earns an INVESTIGATE rating with HP Score 66/100. Investment score 67/100 reflects moderate fundamentals. Walkability is limited (39/100). 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 2021HM Land Registry company ownershipHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

66/ 100

Mixed

Investment Score

67/ 100

Moderate

Crime Score

No data

Walkability

39/ 100

Mixed

Transit & Bike

Transit 39Bike 22

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceLead 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: 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 [sold-comps -23.8%, £/sqft -23.6%] → 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; AVM excluded (estimate confidence LOW below scoring floor)
estimate confidence LOW below scoring floor · snapshot 9 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 15.8%· as of 22 Oct 2026
Rental economics22.5/40
gross yield 8.1%; range width penalty ×0.91
- valuation_snapshotsrent estimate 700/mo (range 650-750)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -54/mo, -8% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); fails the stress - earns nothing; 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), 336 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 & liquidity9.3/15
264 sales/12mo in area; valuation range width 40%
- 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 sensitivity

£78,000£119,500

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£104,000

At the asking price

Monthly rent£700/mo

Evidenced range £650-£750

Interest rate5.4%

Loan to value75%

Cash required: £32,500
Net cash flow: £134/mo
Cash on cash: 4.9%
Score at this price: 32

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.99 - 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

property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 15.8%Valuation edge · as of 22 Oct 2026
valuation_snapshotsrent estimate 700/mo (range 650-750)Rental 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_dateSeller motivation · as of 23 Oct 2026
property_intelligencetransactions_12moRisk & liquidity

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 700/mo (range 650-750)
Stress margin needs verification before you rely on it
costs not disclosed by the advert

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. 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£96,000

Rent Estimate (pcm)£700

Gross Yield8.08%

1y Growth+39.1%

3y Growth+5.5%

5y Growth+7.0%

10y Growth+7.3%

Last Sold Price£61,000 (2018-01-05)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0M9 8QE

Approval Rate

-12mo

Development

low

Manchester/OTH-2026-001964
Discharge of Condition 7a (Ground Conditions) attached to planning permission PLA-2026-000615
Pending
Manchester/NOT-2026-001906
Work to trees - proposed pruning works to Lime and Ash tree.
Pending
Manchester/PLA-2026-001815
Erection of a single storey side and rear extension.
Pending

View Planning Timeline

Ownership

Corporate Ownership66.9%
Overseas OwnershipNo
Lease Term Remaining102 yrs
CovenantsNone
Lease TypeLeasehold
Last Ownership Change2018-01-05
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

7 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£30,067

Population Density3,715 /km²

Owner Occupied27%

Age Distribution

0-15 25%16-64 67%65+ 8%

View Area Profile

Schools Nearby

Bowker Vale Primary School
0.4 mi
Good
Crab Lane Primary School
0.4 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
Prospect House Specialist Support Primary School
0.6 mi
Outstanding
Crumpsall Lane Primary School
0.6 mi
Good

1 of 10 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

22 Lakeside Rise
-
£122k
-
27 Lakeside Rise
-
£160k
-
27 Lakeside Rise
-
£160k
-
22 Lakeside Rise
-
£124k
-

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