10 Adamson Road, Eccles, Manchester, M30 7EQ

UPRN:100011342234Semi-Detached House3 bedsBuilt 1930-1949

LeaseholdCouncil Tax: Band BEPC: C (72)

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

10 Adamson Road, Eccles, Manchester, M30 7EQ

HP Score

/ 100

Mixed

Verdict

2 days ago

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

Evidence

17 of 21 sources

Sale Estimate

£259,000

£233k - £285kMedium

Estimate

£259k

Range

£233k – £285k

Rent Estimate (pcm)

£1,750

£2k - £2k

Monthly

£1,750

Yield

7.24%

Verdict

Derived from HomePortfolio scores

10 Adamson Road earns an INVESTIGATE rating with HP Score 70/100. Investment score 54/100 reflects moderate fundamentals. Walkability is good (73/100). 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 NationsMarket 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 covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

70/ 100

Mixed

Investment Score

54/ 100

Moderate

Crime Score

No data

Walkability

73/ 100

High

Transit & Bike

Transit 43Bike 50

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceListing checked 12 Nov 2026

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

Valuation edge-0.6/15
claims [AVM -12.0% (MEDIUM)] → measured edge -0.12pp of the ask; on later-registered sales an AVM discount carried no edge and a sold-evidence gap at most +0.5pp; asking more than 10% above the estimate (measured -0.33pp)
Market estimate used (MEDIUM confidence) · snapshot 9 Nov 2026
- valuation_snapshotsestimate for 100011342234· as of 9 Nov 2026
Rental economics17.4/40
gross yield 7.2%; range width penalty ×0.97
- valuation_snapshotsrent estimate 1750/mo (range 1650-1850)· as of 9 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -67/mo, -4% 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 12 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 68 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 12 Nov 2026
Risk & liquidity12.8/15
391 sales/12mo in area; valuation range width 20%
- 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

£217,500£333,500

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£290,000

At the asking price

Monthly rent£1,750/mo

Evidenced range £1,650-£1,850

Interest rate5.4%

Loan to value75%

Cash required: £92,800
Net cash flow: £233/mo
Cash on cash: 3.0%
Score at this price: 30

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.79 - 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 100011342234Valuation edge · as of 9 Nov 2026
valuation_snapshotsrent estimate 1750/mo (range 1650-1850)Rental economics · as of 9 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 12 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 12 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth

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 1750/mo (range 1650-1850)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 68 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£259,000

Rent Estimate (pcm)£1,750

Gross Yield7.24%

1y Growth-

3y Growth+4.8%

5y Growth+4.5%

10y Growth+6.6%

Last Sold Price£105,000 (2014-01-30)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0M30 7EQ

Approval Rate

-12mo

Development

low

OTH/2026/1397
Request for confirmation of compliance of conditions 17 (Travel Plan), 21 (Cycle Parking Details), and 26 (Strategic Road Network Boundary Treatment) attached to planning permission PA/2023/0550 (follow up to OTH/2026/1082)
Conditions
OTH/2026/1396
Request for confirmation of compliance of condition 18 (Traffic Calming Scheme) attached to planning permission PA/2023/0550 (follow up to OTH/2026/1024)
Conditions
PA/2026/1152
Proposed front porch and two storey side extension
Pending

View Planning Timeline

Ownership

Corporate Ownership64.9%
Overseas OwnershipNo
Lease Term Remaining999+ yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2014-01-30
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

5 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£30,495

Population Density4,040 /km²

Owner Occupied62%

Age Distribution

0-15 19%16-64 65%65+ 16%

View Area Profile

Schools Nearby

Godfrey Ermen Memorial CofE Primary School
0.1 mi
Report card2026
Ofsted no longer awards a single overall grade.
Holy Cross and All Saints RC Primary School
0.3 mi
Good
Woodlands
0.3 mi
Requires improvement
Beech Street Community Primary School
0.3 mi
Good

4 of 12 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

4 Adamson Road
-
£225k
-
16 Adamson Road
-
£191k
-
9 Adamson Road
-
£158k
-
9 Adamson Road
-
£130k
-

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