18 Roe Green, Worsley, Manchester, M28 2RF

UPRN:100011385532Terrace Property2 bedsBuilt before 1900

LeaseholdCouncil Tax: Band CEPC: C (70)

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

18 Roe Green, Worsley, Manchester, M28 2RF

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

£356,000

£339k - £374kHigh

Estimate

£356k

Range

£339k – £374k

Rent Estimate (pcm)

£2,100

£2k - £2k

Monthly

£2,100

Yield

7.41%

Verdict

Derived from HomePortfolio scores

18 Roe Green earns an INVESTIGATE rating with HP Score 66/100. Investment score 53/100 reflects moderate fundamentals. Walkability is limited (48/100). 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

66/ 100

Mixed

Investment Score

53/ 100

Moderate

Crime Score

No data

Walkability

48/ 100

Mixed

Transit & Bike

Transit 25Bike 40

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceListing checked 10 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 +4.5% (HIGH), sold-comps -16.8%, £/sqft -17.0%] → 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 100011385532· as of 9 Nov 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 15%· as of 4 Nov 2026
Rental economics18.6/40
gross yield 7.4%; range width penalty ×0.96
- valuation_snapshotsrent estimate 2100/mo (range 2000-2250)· as of 9 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -21/mo, -1% 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 10 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 47 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 10 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

£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£339,995

At the asking price

Monthly rent£2,100/mo

Evidenced range £2,000-£2,250

Interest rate5.4%

Loan to value75%

Cash required: £110,299
Net cash flow: £306/mo
Cash on cash: 3.3%
Score at this price: 33

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.83 - 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 100011385532Valuation edge · as of 9 Nov 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 15%Valuation edge · as of 4 Nov 2026
valuation_snapshotsrent estimate 2100/mo (range 2000-2250)Rental economics · as of 9 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 10 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 10 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 2100/mo (range 2000-2250)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 47 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. 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.
3. 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£356,000

Rent Estimate (pcm)£2,100

Gross Yield7.41%

1y Growth-

3y Growth-1.2%

5y Growth+2.4%

10y Growth+4.4%

Last Sold Price£330,000 (2022-06-17)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonModerate
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

3M28 2RF

Approval Rate

-12mo

Development

low

PA/2026/1214
Proposed single storey side extension and detached store
Pending
PA/2026/1144
Proposed front porch, first floor front and rear extension
Pending
OTH/2026/1081
Tree application for proposed 2 x Sycamore (T1 and T2) fell to ground level
Rejected

View Planning Timeline

Ownership

Corporate Ownership74.2%
Overseas OwnershipNo
Lease Term Remaining856 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2022-06-17
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 Density2,476 /km²

Owner Occupied79%

Age Distribution

0-15 20%16-64 55%65+ 25%

View Area Profile

Schools Nearby

Co-op Academy Walkden
0.2 mi
Good
St Mark's CofE Primary School
0.5 mi
Good
Mesne Lea Primary School
0.6 mi
Report card2026
Ofsted no longer awards a single overall grade.
St Paul's CofE Primary School
0.7 mi
Good

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

View All Schools

Comparables

View All

70 Roe Green
-
£385k
-
24 Roe Green
-
£370k
-
58 Roe Green
-
£610k
-
8A Roe Green
-
£900k
-

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