14 Legh Court, 186 Northenden Road, Sale, M33 2SQ

UPRN:100012497216Flat/MaisonetteBeds -Built -

LeaseholdCouncil Tax: -EPC: -

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

14 Legh Court, 186 Northenden Road, Sale, M33 2SQ

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

£136,000

£122k - £150kMedium

Estimate

£136k

Range

£122k – £150k

Rent Estimate (pcm)

£800

£750 - £850

Monthly

£800

Yield

8.00%

Verdict

Derived from HomePortfolio scores

14 Legh Court earns an INVESTIGATE rating with HP Score 72/100. Investment score 48/100 reflects below-average fundamentals. Walkability is good (77/100). 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 SourcesPortal 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

48/ 100

Mixed

Crime Score

No data

Walkability

77/ 100

High

Transit & Bike

Transit 51Bike 49

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceListing checked 7 Nov 2026

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

Valuation edge0/15
claims [AVM +11.8% (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 10 Oct 2026
- valuation_snapshotsestimate for 100012497216· as of 10 Oct 2026
Rental economics22.8/40
gross yield 8.0%; range width penalty ×0.95
- valuation_snapshotsrent estimate 800/mo (range 750-850)· as of 10 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -48/mo, -6% 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 7 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 89 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 7 Nov 2026
Risk & liquidity12.7/15
635 sales/12mo in area; valuation range width 21%
- 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

£90,000£138,000

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£120,000

At the asking price

Monthly rent£800/mo

Evidenced range £750-£850

Interest rate5.4%

Loan to value75%

Cash required: £37,300
Net cash flow: £149/mo
Cash on cash: 4.8%
Score at this price: 36

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.98 - 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 100012497216Valuation edge · as of 10 Oct 2026
valuation_snapshotsrent estimate 800/mo (range 750-850)Rental economics · as of 10 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 7 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 7 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 800/mo (range 750-850)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 89 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. Treat the gap to the estimate as unproven - compare recent sold prices on the street yourself before pricing an offer around it.
On later completions, homes listed below their estimate sold at the same share of the asking price as the rest.
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£136,000

Rent Estimate (pcm)£800

Gross Yield8.00%

1y Growth-

3y Growth+2.6%

5y Growth+4.4%

10y Growth+5.2%

Last Sold Price£32,000 (1998-06-15)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0M33 2SQ

Approval Rate

-12mo

Development

low

120355/HHA/26
Demolition of existing conservatory, erection of single storey side and rear extension and associated alterations including raised patio to rear.
Pending
120325/HHA/26
Erection of outbuilding for use as garage and storage.
Pending
120230/HHA/26
Erection of single storey front and side extension and associated external alterations
Pending

View Planning Timeline

Ownership

Corporate Ownership70.7%
Overseas OwnershipNo
Lease Term Remaining843 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change1998-06-15
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

7 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£35,593

Population Density7,016 /km²

Owner Occupied89%

Age Distribution

0-15 21%16-64 60%65+ 19%

View Area Profile

Schools Nearby

St Anne's CofE Primary School
0.2 mi
Good
Templemoor Infant and Nursery School
0.2 mi
Good
Holy Family Catholic Primary School
0.2 mi
GoodConcerns
Lime Tree Primary Academy
0.3 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.

3 of 12 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Legh Court Northenden Road
-
£133k
-
Legh Court Northenden Road
-
£120k
-
Legh Court Northenden Road
-
£125k
-
Legh Court Northenden Road
-
£130k
-

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