33 Oak Lane, Whitefield, Manchester, M45 8FT

UPRN:100011001396Semi-Detached House3 bedsBuilt 1950-1966

LeaseholdCouncil Tax: Band CEPC: D (55)

Data freshness:Listing· freshPlanning· 4mo agoOwnership· freshEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 1mo ago

33 Oak Lane, Whitefield, Manchester, M45 8FT

HP Score

/ 100

Mixed

Verdict

3 days ago

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

Evidence

19 of 21 sources

Sale Estimate

£317,000

£301k - £333kHigh

Estimate

£317k

Range

£301k – £333k

Rent Estimate (pcm)

£1,850

£2k - £2k

Monthly

£1,850

Yield

6.53%

Verdict

Derived from HomePortfolio scores

33 Oak Lane earns an INVESTIGATE rating with HP Score 71/100. Investment score 61/100 reflects moderate fundamentals. Walkability is limited (58/100). 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 covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

71/ 100

Mixed

Investment Score

61/ 100

Moderate

Crime Score

No data

Walkability

58/ 100

Moderate

Transit & Bike

Transit 32Bike 24

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 11 Nov 2026

This rests largely on a single source. Treat the score as a prompt to investigate, not a conclusion.

Valuation edge0/15
claims [AVM -7.3% (HIGH), sold-comps -41.1%, £/sqft -40.9%] → 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
Market estimate used (HIGH confidence) · snapshot 14 Nov 2026
- valuation_snapshotsestimate for 100011001396· as of 14 Nov 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 19.9%· as of 31 Oct 2026
Rental economics11.4/40
gross yield 6.5%; range width penalty ×0.93
- valuation_snapshotsrent estimate 1850/mo (range 1750-2000)· as of 14 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -205/mo, -11% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); fails the stress - earns nothing
- underwriting_assumptionscosts not disclosed by the advert· as of 11 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 45 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 11 Nov 2026
Risk & liquidity14.6/15
215 sales/12mo in area; valuation range width 10%
- 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

£255,000£391,000

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£340,000

At the asking price

Monthly rent£1,850/mo

Evidenced range £1,750-£2,000

Interest rate5.4%

Loan to value75%

Cash required: £110,300
Net cash flow: £133/mo
Cash on cash: 1.4%
Score at this price: 26

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.61 - 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

valuation_snapshotsestimate for 100011001396Valuation edge · as of 14 Nov 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 19.9%Valuation edge · as of 31 Oct 2026
valuation_snapshotsrent estimate 1850/mo (range 1750-2000)Rental economics · as of 14 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 11 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 11 Nov 2026

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 1850/mo (range 1750-2000)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 45 days on market; homes with a cut sold 0.2-0.3pp further below the cut ask, which is not an edge

Property risk deep-dive →

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£317,000

Rent Estimate (pcm)£1,850

Gross Yield6.53%

1y Growth-

3y Growth+3.8%

5y Growth+4.2%

10y Growth+5.6%

Last Sold Price£143,000 (2011-08-05)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0M45 8FT

Approval Rate

-12mo

Development

low

73754
Two story side and rear extension; Rear dormer with hip to gable loft conversion; Two storey front porch
Pending
73749
Two Storey Side Extension with Hip to Gable Roof; Single Storey Front Extension; Single Storey Rear Extension
Pending
73730
Lawful Development Certificate for proposed Single Storey Rear Extension
Approved

View Planning Timeline

Ownership

Corporate Ownership71.1%
Overseas OwnershipNo
Lease Term Remaining999+ yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2011-08-05
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

15 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£31,687

Population Density3,746 /km²

Owner Occupied56%

Age Distribution

0-15 23%16-64 63%65+ 14%

View Area Profile

Schools Nearby

St Michael's Roman Catholic Primary School, A Voluntary Academy
0.2 mi
Report card2026
Ofsted no longer awards a single overall grade.
Ribble Drive Community Primary School
0.3 mi
Inspected as Ribble Drive Community Primary School (URN 105300) on 19 Nov 2019
Whitefield Community Primary School
0.4 mi
Inspected as Whitefield Community Primary School (URN 105310) on 17 Nov 2021
St Margaret's Church of England Primary School
0.5 mi
-

4 of 13 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

29 Oak Lane
-
£310k
-
11A Oak Lane
-
£1k
-
11A Oak Lane
-
£270k
-
1 Oak Lane
-
£252k
-

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