Silver Springs Farm, Harrop Edge Road, Mottram, Hyde, SK14 6SJ

UPRN:100012486428Detached House4 bedsBuilt before 1900

FreeholdCouncil Tax: -EPC: D (57)

Data freshness:Listing· freshOwnership· 1mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

Silver Springs Farm, Harrop Edge Road, Mottram, Hyde, SK14 6SJ

HP Score

/ 100

Mixed

Verdict

6 days ago

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

Evidence

19 of 21 sources

Sale Estimate

£535,000

£428k - £642kLow

Estimate

£535k

Range

£428k – £642k

Rent Estimate (pcm)

£2,300

£2k - £3k

Monthly

£2,300

Yield

4.09%

Verdict

Derived from HomePortfolio scores

Silver Springs Farm earns an INVESTIGATE rating with HP Score 50/100. Investment score 55/100 reflects moderate fundamentals. Walkability is limited (3/100). 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

50/ 100

Mixed

Investment Score

55/ 100

Moderate

Crime Score

No data

Walkability

3/ 100

Low

Transit & Bike

Transit 61Bike 21

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 4 Nov 2026

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

Valuation edge0/15
claims [sold-comps -39.5%, £/sqft -39.4%] → 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; AVM excluded (estimate confidence LOW below scoring floor)
estimate confidence LOW below scoring floor · snapshot 13 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 18.1%· as of 10 Nov 2026
Rental economics0/40
gross yield 4.1%; range width penalty ×0.81
- valuation_snapshotsrent estimate 2300/mo (range 2050-2500)· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,287/mo, -56% 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 4 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 61 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 4 Nov 2026
Risk & liquidity9.2/15
527 sales/12mo in area; valuation range width 40%
- 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

£506,000£776,000

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£675,000

At the asking price

Monthly rent£2,300/mo

Evidenced range £2,050-£2,500

Interest rate5.4%

Loan to value75%

Cash required: £227,550
Net cash flow: -£686/mo
Cash on cash: -3.6%
Score at this price: 9

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.01 - 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

property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 18.1%Valuation edge · as of 10 Nov 2026
valuation_snapshotsrent estimate 2300/mo (range 2050-2500)Rental economics · as of 13 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 4 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 4 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 2300/mo (range 2050-2500)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 61 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£535,000

Rent Estimate (pcm)£2,300

Gross Yield4.09%

1y Growth-0.9%

3y Growth+5.1%

5y Growth+4.3%

10y Growth+5.2%

Last Sold Price£575,000 (2025-06-19)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningLow
LandslideSignificant
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

1SK14 6SJ

Approval Rate

100%12mo

Development

low

26/00810/FUL
Demolition of existing stable block and erection of single storey detached timber framed cabin ancillary to main dwellinghouse
Pending
26/00093/PLCOND
Full Discharge of Condition 17 (Solar Performance) of planning reference 25/00842/FUL
Pending
26/00005/TCA
T1 Cherry - Crown reduction
Approved

View Planning Timeline

Ownership

Corporate Ownership65.4%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2025-06-19
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

12 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£29,877

Population Density1,497 /km²

Owner Occupied44%

Age Distribution

0-15 24%16-64 58%65+ 18%

View Area Profile

Schools Nearby

Hawthorns School
0.5 mi
Inspected as Hawthorns Community School (URN 106277) on 9 Oct 2008
Arundale Primary School
0.6 mi
Inspected as Arundale Primary School (URN 106184) on 3 Feb 2023
St James Catholic Primary School, a Voluntary Academy
0.7 mi
Inspected as St James Catholic Primary School (URN 106239) on 24 Jun 2021
Brambles School
0.8 mi
Good

0 of 11 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Silver Springs Farm Harrop Edge Road
-
£575k
-
Quarry Bungalow Harrop Edge Road
-
£378k
-
Cheetham Fold Farm Harrop Edge Road
-
£130k
-
Harrop Edge House Harrop Edge Road
-
£60k
-

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