Flat 12, Ingledene Court, Upper Park Road, Salford, M7 4HY

UPRN:100012476949Flat/Maisonette2 bedsBuilt 1967-1975

LeaseholdCouncil Tax: -EPC: C (78)

Data freshness:Listing· freshPlanning· 4mo agoOwnership· freshEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

Flat 12, Ingledene Court, Upper Park Road, Salford, M7 4HY

HP Score

/ 100

Mixed

Verdict

today

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

Evidence

18 of 21 sources

Sale Estimate

£324,000

£292k - £357kMedium

Estimate

£324k

Range

£292k – £357k

Rent Estimate (pcm)

£2,350

£2k - £2k

Monthly

£2,350

Yield

8.30%

Verdict

Derived from HomePortfolio scores

Flat 12 earns an INVESTIGATE rating with HP Score 72/100. Investment score 57/100 reflects moderate fundamentals. Walkability is limited (64/100). 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 covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

72/ 100

Mixed

Investment Score

57/ 100

Moderate

Crime Score

No data

Walkability

64/ 100

Moderate

Transit & Bike

Transit 47Bike 35

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceLead 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 edge0/15
claims [AVM -4.9% (MEDIUM)] → 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 (MEDIUM confidence) · snapshot 9 Nov 2026
- valuation_snapshotsestimate for 100012476949· as of 9 Nov 2026
Rental economics26/40
gross yield 8.3%; range width penalty ×0.99
- valuation_snapshotsrent estimate 2350/mo (range 2200-2450)· as of 9 Nov 2026· verify before relying on this
Stress margin6.9/30
stressed cash flow +162/mo, +7% of rent (6.75% on a 75% loan; disclosed service charge and ground rent); passes the stress; leasehold with no service charge disclosed - the stress assumes GBP 0
- listing_factsservice charge / ground rent from the advert· as of 6 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 0 price cut(s), 516 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 & liquidity12.8/15
216 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 sensitivityScores 70+ up to £280,500

£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£339,950

At the asking price

Monthly rent£2,350/mo

Evidenced range £2,200-£2,450

Interest rate5.4%

Loan to value75%

Cash required: £110,283
Net cash flow: £480/mo
Cash on cash: 5.2%
Score at this price: 46

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 2.05 - 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 100012476949Valuation edge · as of 9 Nov 2026
valuation_snapshotsrent estimate 2350/mo (range 2200-2450)Rental economics · as of 9 Nov 2026 · verify before relying on this
listing_factsservice charge / ground rent from 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
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
Rental economics needs verification before you rely on it
rent estimate 2350/mo (range 2200-2450)
Stress margin needs verification before you rely on it
service charge / ground rent from 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. Set your walk-away price before viewing - above £280,500 the deal stops scoring well.
Computed by re-running the score at higher prices.
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£324,000

Rent Estimate (pcm)£2,350

Gross Yield8.30%

1y Growth-

3y Growth+6.1%

5y Growth+3.9%

10y Growth+4.8%

Last Sold Price£214,950 (2017-10-30)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0M7 4HY

Approval Rate

-12mo

Development

low

PLA-2026-002114
Erection of a single-storey side and rear extension to form additional living accommodation.
Pending
PLA-2026-001884
Conversion of the existing garage into a gym, home office and games room ancillary to the main dwellinghouse, including the installation of new anthracite grey windows and doors and anthracite grey external wall cladding.
Pending
OTH-2026-002104
Non-material amendment to Planning Permission PLA-2026-000615 to amend approved plans relating to highway and drainage works, including revisions to shared driveway surfacing materials, minor amendments to the approved drainage layout, correction of plan references, and associated amendments to Conditions 2, 6, 9 and 13.
Approved

View Planning Timeline

Ownership

Corporate Ownership54.8%
Overseas OwnershipNo
Lease Term Remaining999+ yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2017-10-30
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

17 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£30,495

Population Density4,683 /km²

Owner Occupied53%

Age Distribution

0-15 29%16-64 51%65+ 20%

View Area Profile

Schools Nearby

Mechinoh School
0.1 mi
Inadequate
Manchester Junior Girls' School
0.1 mi
Good
Tashbar of Manchester
0.1 mi
Report card2026
Ofsted no longer awards a single overall grade.
OYY Lubavitch Boys School
0.2 mi
-

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

View All Schools

Comparables

View All

Ingledene Court Upper Park Road
-
£403k
-
Ingledene Court Upper Park Road
-
£195k
-
Ingledene Court Upper Park Road
-
£185k
-
Ingledene Court Upper Park Road
-
£220k
-

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