16 Highfield Road, Stretford, Manchester, M32 8NQ

UPRN:100011659924Mid Terrace House6 bedsBuilt 1900-1929

LeaseholdCouncil Tax: Band CEPC: D (65)

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

16 Highfield Road, Stretford, Manchester, M32 8NQ

HP Score

/ 100

Mixed

Verdict

3 days ago

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

Evidence

18 of 21 sources

Sale Estimate

£585,000

£468k - £702kLow

Estimate

£585k

Range

£468k – £702k

Rent Estimate (pcm)

£3,150

£3k - £3k

Monthly

£3,150

Yield

5.82%

Verdict

Derived from HomePortfolio scores

16 Highfield Road earns an INVESTIGATE rating with HP Score 72/100. Investment score 58/100 reflects moderate fundamentals. Walkability is good (72/100). 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 company ownershipHM Land Registry covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

72/ 100

Mixed

Investment Score

58/ 100

Moderate

Crime Score

No data

Walkability

72/ 100

High

Transit & Bike

Transit 31Bike 59

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

headline score requires valuation_edge (estimate confidence LOW below scoring floor)

What we could establish

Rental economics6/40
gross yield 5.8%; range width penalty ×0.91
- valuation_snapshotsrent estimate 3150/mo (range 2950-3400)· as of 12 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -557/mo, -18% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); fails the stress - earns nothing; leasehold with no service charge disclosed - the stress assumes GBP 0
- underwriting_assumptionscosts not disclosed by the advert· as of 10 Nov 2026· verify before relying on this
Risk & liquidity9.2/15
226 sales/12mo in area; valuation range width 40%
- property_intelligencetransactions_12mo

Withholding a score is deliberate. A number built on missing or stale inputs would look more certain than the evidence allows.

Economics

What happens to your money

Your assumptions

Purchase price£650,000

At the asking price

Monthly rent£3,150/mo

Evidenced range £2,950-£3,400

Interest rate5.4%

Loan to value75%

Cash required: £218,800
Net cash flow: -£13/mo
Cash on cash: -0.1%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.44 - 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_snapshotsrent estimate 3150/mo (range 2950-3400)Rental economics · as of 12 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 10 Nov 2026 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 10 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
Valuation edge could not be scored
estimate confidence LOW below scoring floor
Rental economics needs verification before you rely on it
rent estimate 3150/mo (range 2950-3400)

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. Fill the valuation edge gap before relying on the score.
estimate confidence LOW below scoring floor
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£585,000

Rent Estimate (pcm)£3,150

Gross Yield5.82%

1y Growth-56.1%

3y Growth+4.6%

5y Growth+4.2%

10y Growth+5.3%

Last Sold Price£210,000 (2004-01-20)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

1M32 8NQ

Approval Rate

-12mo

Development

low

120197/PAH/26
Erection of single storey rear extension with a maximum projection of 3.65 metres beyond the original rear wall, a maximum height of 4 metres and eaves height of 3 metres. Application for prior approval under part 1 of schedule 2 class A of the Town and Country Planning (General Permitted Development) (England) Order 2015 (as amended)
Pending
120137/CND/26
Application for approval of details reserved by conditions of grant of planning permission 116397/FUL/25. Condition numbers: 3 (cycle store) and 4 (bin store).
Conditions
120116/PMA/26
Application to determine if prior approval is required for a proposed change of use from Commercial, Business and Service (Use Class E) to 10 no. residential units (Use Class C3) under the Town and Country Planning (General Permitted Development) (England) Order 2015 (as amended) - Schedule 2, Part 3, Class MA.
Pending

View Planning Timeline

Ownership

Corporate Ownership36.9%
Overseas OwnershipNo
Lease Term Remaining846 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2004-01-20
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

17 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£35,593

Population Density2,096 /km²

Owner Occupied36%

Age Distribution

0-15 18%16-64 67%65+ 15%

View Area Profile

Schools Nearby

St Matthew's CofE Primary School
0.2 mi
Good
Victoria Park Infant School
0.6 mi
GoodConcerns
Stretford Grammar School
0.6 mi
GoodImproving
Moss Park Primary School
0.6 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.

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

View All Schools

Comparables

View All

13 Highfield Road
-
£165k
-
19 Highfield Road
-
£470k
-
36 Highfield Road
-
£283k
-
19 Highfield Road
-
£265k
-

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