2 Worsley Avenue, Worsley, Manchester, M28 0HQ

UPRN:100011397377Semi-Detached House3 bedsBuilt 1967-1975

FreeholdCouncil Tax: Band AEPC: C (70)

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

2 Worsley Avenue, Worsley, Manchester, M28 0HQ

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

18 of 21 sources

Sale Estimate

£209,000

£198k - £219kHigh

Estimate

£209k

Range

£198k – £219k

Rent Estimate (pcm)

£1,100

£1k - £1k

Monthly

£1,100

Yield

6.29%

Verdict

Derived from HomePortfolio scores

2 Worsley Avenue earns an INVESTIGATE rating with HP Score 61/100. Investment score 51/100 reflects moderate fundamentals. Walkability is limited (34/100). 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 Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

61/ 100

Mixed

Investment Score

51/ 100

Moderate

Crime Score

No data

Walkability

34/ 100

Mixed

Transit & Bike

Transit 34Bike 36

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 12 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 -0.5% (HIGH), sold-comps -38.2%, £/sqft -37.9%] → 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 10 Nov 2026
- valuation_snapshotsestimate for 100011397377· as of 10 Nov 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 5.6%· as of 9 Nov 2026
Rental economics9.5/40
gross yield 6.3%; range width penalty ×0.93
- valuation_snapshotsrent estimate 1100/mo (range 1000-1150)· as of 10 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -207/mo, -19% 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), 162 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 & liquidity14.6/15
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

£157,500£241,500

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£210,000

At the asking price

Monthly rent£1,100/mo

Evidenced range £1,000-£1,150

Interest rate5.4%

Loan to value75%

Cash required: £66,000
Net cash flow: £53/mo
Cash on cash: 1.0%
Score at this price: 24

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.55 - 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 100011397377Valuation edge · as of 10 Nov 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 5.6%Valuation edge · as of 9 Nov 2026
valuation_snapshotsrent estimate 1100/mo (range 1000-1150)Rental economics · as of 10 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

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 1100/mo (range 1000-1150)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 162 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£209,000

Rent Estimate (pcm)£1,100

Gross Yield6.29%

1y Growth-

3y Growth-1.2%

5y Growth+2.4%

10y Growth+4.4%

Last Sold Price£80,000 (2018-03-09)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonModerate
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0M28 0HQ

Approval Rate

-12mo

Development

low

OTH/2026/1351
Tree application for the proposed works to section fell and remove 1no. White Poplar tree to ground level
Pending
PA/2026/1252
Change of use from a dwelling house (Class C3) to a 5 Person 5 Bedroom HMO (Class C4) Erection of two storey side extension and single storey rear extension
Pending
PA/2026/1352
Application for a lawful development certificate for proposed single-storey rear extension
Approved

View Planning Timeline

Ownership

Corporate Ownership74.2%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2018-03-09
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

15 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£30,495

Population Density-

Owner Occupied79%

Age Distribution

0-15 21%16-64 63%65+ 16%

View Area Profile

Schools Nearby

The Lowry Academy
0.2 mi
Good
Hilton Lane Primary School
0.2 mi
Inspected as Hilton Lane Primary School (URN 105914) on 8 Oct 2024
St Andrew's Methodist Primary School
0.3 mi
Outstanding
Star Salford Academy
0.3 mi
Report card2026
Ofsted no longer awards a single overall grade.

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

View All Schools

Comparables

View All

17 Worsley Avenue
-
£230k
-
7 Worsley Avenue
-
£195k
-
9 Worsley Avenue
-
£156k
-
25 Worsley Avenue
-
£160k
-

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