22 Ross Avenue, Whitefield, Manchester, M45 7FH

UPRN:100011005686Detached House4 bedsBuilt 1996-2002

LeaseholdCouncil Tax: Band FEPC: C (72)

Data freshness:Listing· freshPlanning· 3mo agoEPC· 3mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 5mo ago

22 Ross Avenue, Whitefield, Manchester, M45 7FH

HP Score

/ 100

Mixed

Verdict

4 days ago

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

Evidence

19 of 21 sources

Sale Estimate

£533,000

£506k - £559kHigh

Estimate

£533k

Range

£506k – £559k

Rent Estimate (pcm)

£2,150

£2k - £2k

Monthly

£2,150

Yield

4.82%

Verdict

Derived from HomePortfolio scores

22 Ross Avenue earns an INVESTIGATE rating with HP Score 69/100. Investment score 57/100 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

69/ 100

Mixed

Investment Score

57/ 100

Moderate

Crime Score

No data

Walkability

58/ 100

Moderate

Transit & Bike

Transit 29Bike 30

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

listing is 'Under offer' - sale already progressing, not an actionable opportunity

Withholding a score is deliberate. A number built on missing or stale inputs would look more certain than the evidence allows.

Economics

What happens to your money

Your assumptions

Purchase price£535,000

At the asking price

Monthly rent£2,150/mo

Evidenced range £1,950-£2,400

Interest rate5.4%

Loan to value75%

Cash required: £178,550
Net cash flow: -£317/mo
Cash on cash: -2.1%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.19 - below the usual 1.25 test. These are your assumptions, not evidence: only the pre-filled rent and price come from the record.

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion

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

Plan

Before you offer

1. 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£533,000

Rent Estimate (pcm)£2,150

Gross Yield4.82%

1y Growth-

3y Growth+3.8%

5y Growth+4.2%

10y Growth+5.6%

Last Sold Price£265,000 (2015-09-04)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

2M45 7FH

Approval Rate

100%12mo

Development

low

73741
Single storey rear extension
Pending
73731
Replacement of existing windows; External fabric repairs
Pending
73732
Listed Building Consent for Replacement of existing windows and fabric repairs
Pending

View Planning Timeline

Ownership

Corporate Ownership71.1%
Overseas OwnershipNo
Lease Term Remaining999+ yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2015-09-04
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

5 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£31,687

Population Density-

Owner Occupied59%

Age Distribution

0-15 15%16-64 64%65+ 21%

View Area Profile

Schools Nearby

Cloughside College
0.3 mi
Good
Higher Lane Primary School
0.4 mi
Report card2025
Ofsted no longer awards a single overall grade.
Our Lady of Grace RC Primary School
0.4 mi
Good
Philips High School
0.5 mi
Inspected as Philips High School (URN 105360) on 14 Jun 2022

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

View All Schools

Comparables

View All

14 Ross Avenue
-
£305k
-
5 Ross Avenue
-
£103k
-
18 Ross Avenue
-
£200k
-
20 Ross Avenue
-
£260k
-

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