35 Normanby Road, Worsley, Manchester, M28 7TS

UPRN:100011379581Semi-Detached House3 bedsBuilt 1930-1949

FreeholdCouncil Tax: Band CEPC: D (64)

Data freshness:Ownership· 1mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

35 Normanby Road, Worsley, Manchester, M28 7TS

HP Score

/ 100

Mixed

Verdict

7 days ago

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

Evidence

19 of 21 sources

Sale Estimate

£336,000

£319k - £352kHigh

Estimate

£336k

Range

£319k – £352k

Rent Estimate (pcm)

£1,800

£2k - £2k

Monthly

£1,800

Yield

6.17%

Verdict

Derived from HomePortfolio scores

35 Normanby Road earns an INVESTIGATE rating with HP Score 67/100. Investment score 53/100 reflects moderate fundamentals. Walkability is limited (52/100). 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)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

67/ 100

Mixed

Investment Score

53/ 100

Moderate

Crime Score

No data

Walkability

52/ 100

Moderate

Transit & Bike

Transit 29Bike 39

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 3 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 -4.2% (HIGH), sold-comps -28.2%, £/sqft -28.1%] → 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 12 Oct 2026
- valuation_snapshotsestimate for 100011379581· as of 12 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 11.7%· as of 9 Nov 2026
Rental economics8.6/40
gross yield 6.2%; range width penalty ×0.92
- valuation_snapshotsrent estimate 1800/mo (range 1650-1900)· as of 12 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -284/mo, -16% 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 3 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 40 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 3 Nov 2026
Risk & liquidity14.7/15
453 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

£262,500£402,500

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£350,000

At the asking price

Monthly rent£1,800/mo

Evidenced range £1,650-£1,900

Interest rate5.4%

Loan to value75%

Cash required: £113,800
Net cash flow: £65/mo
Cash on cash: 0.7%
Score at this price: 23

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.52 - 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 100011379581Valuation edge · as of 12 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 11.7%Valuation edge · as of 9 Nov 2026
valuation_snapshotsrent estimate 1800/mo (range 1650-1900)Rental economics · as of 12 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 3 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 3 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 1800/mo (range 1650-1900)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 40 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£336,000

Rent Estimate (pcm)£1,800

Gross Yield6.17%

1y Growth+9.3%

3y Growth-1.2%

5y Growth+2.4%

10y Growth+4.4%

Last Sold Price£290,000 (2024-02-12)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

4M28 7TS

Approval Rate

-12mo

Development

low

PA/2026/1409
Demolition of the existing detached garage and construction of a single-storey wrap around side and rear extension, a hip-to-gable roof conversion incorporating rooflights and a rear dormer loft extension
Pending
PA/2026/1378
Application for variation of condition 2 (Approved Plans) following the grant of planning permission PA/2025/1788 (Proposed single storey infill extension and first floor rear dormer extension with balcony over existing ground floor extension)
Pending
PA/2026/1365
Application for a lawful development certificate for a proposed hip-to-gable roof alteration and rear dormer extension.
Approved

View Planning Timeline

Ownership

Corporate Ownership74.3%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2024-02-12
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

17 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£30,495

Population Density4,085 /km²

Owner Occupied87%

Age Distribution

0-15 16%16-64 58%65+ 26%

View Area Profile

Schools Nearby

James Brindley Community Primary School
0.1 mi
Inspected as James Brindley Community Primary School (URN 105918) on 3 Nov 2016
The Lowry Academy
0.4 mi
Good
Ellenbrook Community Primary School
0.5 mi
GoodConcerns
Mesne Lea Primary School
0.6 mi
Report card2026
Ofsted no longer awards a single overall grade.

2 of 15 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

59 Normanby Road
-
£305k
-
60 Normanby Road
-
£250k
-
68 Normanby Road
-
£308k
-
49 Normanby Road
-
£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