Flat 7, Wardley House, Moss Meadow Road, Salford, M6 8PJ

UPRN:100012475520Flat/MaisonetteBeds -Built 1967-1975

Tenure: -Council Tax: -EPC: C (70)

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

Flat 7, Wardley House, Moss Meadow Road, Salford, M6 8PJ

HP Score

/ 100

Mixed

Verdict

2 days ago

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

Evidence

17 of 21 sources

Sale Estimate

£126,000

£114k - £139kMedium

Estimate

£126k

Range

£114k – £139k

Rent Estimate (pcm)

£650

£600 - £700

Monthly

£650

Yield

4.59%

Verdict

Derived from HomePortfolio scores

Flat 7 earns an INVESTIGATE rating with HP Score 65/100. Investment score 49/100 reflects below-average fundamentals. Walkability is limited (51/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. 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)Defra 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

65/ 100

Mixed

Investment Score

49/ 100

Mixed

Crime Score

No data

Walkability

51/ 100

Moderate

Transit & Bike

Transit 39Bike 33

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 6 Nov 2026

This rests largely on a single source. Treat the score as a prompt to investigate, not a conclusion.

Check before relying on this score: leasehold with no service charge disclosed - the stress test assumes GBP 0. It ranks after every home whose inputs are verified.

Valuation edge-0.6/15
claims [AVM -34.9% (MEDIUM), sold-comps -42.9%, £/sqft -42.4%] → measured edge -0.12pp of the ask; on later-registered sales an AVM discount carried no edge and a sold-evidence gap at most +0.5pp; asking more than 10% above the estimate (measured -0.33pp)
Market estimate used (MEDIUM confidence) · snapshot 9 Nov 2026
- valuation_snapshotsestimate for 100012475520· as of 9 Nov 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 23.5%· as of 5 Nov 2026
Rental economics0/40
gross yield 4.6%; range width penalty ×0.89
- valuation_snapshotsrent estimate 650/mo (range 600-700)· as of 9 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -369/mo, -57% 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 6 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 0 price cut(s), 274 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 6 Nov 2026
Risk & liquidity12.9/15
311 sales/12mo in area; valuation range width 20%
- 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

£127,500£195,500

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£169,995

At the asking price

Monthly rent£650/mo

Evidenced range £600-£700

Interest rate5.4%

Loan to value75%

Cash required: £53,199
Net cash flow: -£124/mo
Cash on cash: -2.8%
Score at this price: 12

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.13 - 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_snapshotsestimate for 100012475520Valuation edge · as of 9 Nov 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 23.5%Valuation edge · as of 5 Nov 2026
valuation_snapshotsrent estimate 650/mo (range 600-700)Rental economics · as of 9 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 6 Nov 2026 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 6 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 650/mo (range 600-700)
Stress margin needs verification before you rely on it
costs not disclosed by the advert

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£126,000

Rent Estimate (pcm)£650

Gross Yield4.59%

1y Growth-

3y Growth-1.6%

5y Growth+4.8%

10y Growth+6.0%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonModerate
MiningLow
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0M6 8PJ

Approval Rate

-12mo

Development

low

PA/2026/1048
Proposed construction of an access ramp to the front elevation.
Pending
PA/2026/1495
Construction of single storey side extension
Pending
PA/2026/1386
Installation of an external canopy to the side elevation, insertion of new roller shutter doors, creation of a new car park, and associated landscaping and boundary treatment works.
Pending

View Planning Timeline

Ownership

Corporate Ownership64.3%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease Type-
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

8 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£30,495

Population Density6,723 /km²

Owner Occupied68%

Age Distribution

0-15 19%16-64 65%65+ 16%

View Area Profile

Schools Nearby

All Hallows RC High School
0.2 mi
Good
Light Oaks Junior School
0.2 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
Light Oaks Infant School
0.2 mi
Good
St Luke's CofE Primary School
0.4 mi
Inspected as St Luke's CofE Primary School (URN 105930) on 12 Jun 2024

2 of 9 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Carrington House Moss Meadow Road
-
£150k
-
Wardley House Moss Meadow Road
-
£126k
-
Carrington House Moss Meadow Road
-
£125k
-
Carrington House Moss Meadow Road
-
£135k
-

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