14 Napier Road, Eccles, Manchester, M30 8AG

UPRN:100011378477Semi-Detached House3 bedsBuilt 1900-1929

FreeholdCouncil Tax: Band BEPC: D (55)

Data freshness:Listing· freshPlanning· 4mo agoOwnership· freshEPC· 3mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 1mo ago

14 Napier Road, Eccles, Manchester, M30 8AG

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

16 of 21 sources

Sale Estimate

£273,000

£260k - £287kHigh

Estimate

£273k

Range

£260k – £287k

Rent Estimate (pcm)

£1,850

£2k - £2k

Monthly

£1,850

Yield

8.22%

Verdict

Derived from HomePortfolio scores

14 Napier Road earns an INVESTIGATE rating with HP Score 74/100. Investment score 58/100 reflects moderate fundamentals. Walkability is good (74/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is freehold. 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)Defra 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 Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

74/ 100

Mixed

Investment Score

58/ 100

Moderate

Crime Score

No data

Walkability

74/ 100

High

Transit & Bike

Transit 31Bike 51

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Reduced confidence2 independent sourcesListing checked 6 Nov 2026

Fewer independent sources agree, or a component could not be scored.

Valuation edge0/15
claims [AVM +1.1% (HIGH)] → 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 9 Nov 2026
- valuation_snapshotsestimate for 100011378477· as of 9 Nov 2026
Rental economics25.4/40
gross yield 8.2%; range width penalty ×0.98
- valuation_snapshotsrent estimate 1850/mo (range 1750-1950)· as of 9 Nov 2026· verify before relying on this
- listing_factslisting text signals condition works - budget before trusting any yield· as of 6 Nov 2026· verify before relying on this
Stress margin4.9/30
stressed cash flow +91/mo, +5% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); passes the stress
- underwriting_assumptionscosts not disclosed by the advert· as of 6 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 152 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 6 Nov 2026
Risk & liquidity14.7/15
391 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 sensitivityScores 70+ up to £216,000

£202,500£310,500

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£270,000

At the asking price

Monthly rent£1,850/mo

Evidenced range £1,750-£1,950

Interest rate5.4%

Loan to value75%

Cash required: £85,800
Net cash flow: £370/mo
Cash on cash: 5.2%
Score at this price: 45

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 2.03 - 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 100011378477Valuation edge · as of 9 Nov 2026
valuation_snapshotsrent estimate 1850/mo (range 1750-1950)Rental economics · as of 9 Nov 2026 · verify before relying on this
listing_factslisting text signals condition works - budget before trusting any yieldRental economics · as of 6 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 6 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 6 Nov 2026

Risks

What could kill this deal

Score confidence is reduced
fewer independent sources agree, or a component could not be scored
Rental economics needs verification before you rely on it
rent estimate 1850/mo (range 1750-1950)
Rental economics needs verification before you rely on it
listing text signals condition works - budget before trusting any yield

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. Set your walk-away price before viewing - above £216,000 the deal stops scoring well.
Computed by re-running the score at higher prices.
3. Treat the gap to the estimate as unproven - compare recent sold prices on the street yourself before pricing an offer around it.
On later completions, homes listed below their estimate sold at the same share of the asking price as the rest.
4. Commission a full structural survey, not a basic condition report.
The score prices market evidence, not the fabric of the building.

Valuation & Market

Sale Estimate£273,000

Rent Estimate (pcm)£1,850

Gross Yield8.22%

1y Growth-

3y Growth+4.8%

5y Growth+4.5%

10y Growth+6.6%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningModerate
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0M30 8AG

Approval Rate

-12mo

Development

low

OTH/2026/1449
10023 Fraxinus excelsior (Common Ash) Pollard at 7-10m. 10021 Fraxinus excelsior (Common Ash) Monalith to 2m. 10048 Tilia x europea (Common Lime) Crown raise 5.2m
Pending
PA/2026/1339
Continued use of property as a house occupied by unrelated persons not living together as a single household (sui generis)
Pending
OTH/2026/1274
Tree application for the proposed works to fell 1no. Sycamore tree (T4)
Pending

View Planning Timeline

Ownership

Corporate Ownership64.9%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

12 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£30,495

Population Density7,744 /km²

Owner Occupied55%

Age Distribution

0-15 16%16-64 73%65+ 11%

View Area Profile

Schools Nearby

Westwood Park Community Primary School
0.2 mi
Report card2026
Ofsted no longer awards a single overall grade.
Alder Brook Primary Partnership Centre
0.5 mi
Inspected as Alder Brook (URN 133678) on 19 Sep 2023
New Park Academy
0.5 mi
Good
St Gilbert's Roman Catholic Primary School, Eccles
0.6 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.

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

View All Schools

Comparables

View All

52 Napier Road
-
£270k
-
60 Napier Road
-
£310k
-
8 Napier Road
-
£277k
-
58 Napier Road
-
£294k
-

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