35 The Avenue, Sale, M33 4PJ

UPRN:100011699535Detached House3 bedsBuilt -

FreeholdCouncil Tax: Band FEPC: -

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

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

£940,000

£752k - £1.13MLow

Estimate

£940k

Range

£752k – £1.13M

Rent Estimate (pcm)

£3,900

£4k - £4k

Monthly

£3,900

Yield

3.74%

Verdict

Derived from HomePortfolio scores

35 The Avenue earns an INVESTIGATE rating with HP Score 71/100. Investment score 51/100 reflects moderate fundamentals. Walkability is limited (67/100). 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 SourcesPortal 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 covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

71/ 100

Mixed

Investment Score

51/ 100

Moderate

Crime Score

No data

Walkability

67/ 100

Moderate

Transit & Bike

Transit 18Bike 33

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 economics0/40
gross yield 3.7%; range width penalty ×0.84
- valuation_snapshotsrent estimate 3900/mo (range 3550-4250)· as of 9 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -2,537/mo, -65% 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 5 Nov 2026
Risk & liquidity9.2/15
635 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£1,250,000

At the asking price

Monthly rent£3,900/mo

Evidenced range £3,550-£4,250

Interest rate5.4%

Loan to value75%

Cash required: £445,050
Net cash flow: -£1,519/mo
Cash on cash: -4.1%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.92 - below 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 3900/mo (range 3550-4250)Rental economics · as of 9 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 5 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 5 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth Valuation methodology

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 3900/mo (range 3550-4250)

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£940,000

Rent Estimate (pcm)£3,900

Gross Yield3.74%

1y Growth-

3y Growth+2.6%

5y Growth+4.4%

10y Growth+5.2%

Last Sold Price£203,000 (1999-08-20)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

1M33 4PJ

Approval Rate

0%12mo

Development

low

120370/HHA/26
Erection of single storey rear and first floor side and rear extension and conversion of garage.
Pending
120300/CPL/26
Application for Certificate of Proposed Lawful Use for alteration to roof including hip to gable and formation of rear dormer, and the addition of three roof lights to the roof slope on the principal elevation
Pending
120269/HHA/26
Demolition of existing chimneys and conversion of garage to habitable accommodation. Erection of single storey front, part single/part two storey rear and first floor side extensions. Alterations to roof including raising of roof ridge and erection of rear dormer. External alterations to include render to the property.
Pending

View Planning Timeline

Ownership

Corporate Ownership70.7%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change1999-08-20
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£35,593

Population Density3,727 /km²

Owner Occupied90%

Age Distribution

0-15 21%16-64 58%65+ 21%

View Area Profile

Schools Nearby

Woodheys Primary School
0.1 mi
Good
Tyntesfield Primary School
0.3 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
Ashton-on-Mersey School
0.3 mi
Good
St Margaret Ward Catholic Primary School
0.5 mi
Good

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

View All Schools

Comparables

View All

57 The Avenue
-
£949k
-
53 The Avenue
-
£900k
-
33 The Avenue
-
£1.00M
-
39 The Avenue
-
£550k
-

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