Denewood, Upper Park Road, Salford, M7 4HY

UPRN:100012722571Detached House6 bedsBuilt 1976-1982

FreeholdCouncil Tax: -EPC: C (69)

Data freshness:Listing· freshPlanning· 4mo agoEPC· 3mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

Denewood, Upper Park Road, Salford, M7 4HY

HP Score

/ 100

Mixed

Verdict

4 days ago

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

Evidence

17 of 21 sources

Sale Estimate

£875,000

£831k - £919kHigh

Estimate

£875k

Range

£831k – £919k

Rent Estimate (pcm)

£5,550

£5k - £6k

Monthly

£5,550

Yield

7.61%

Verdict

Derived from HomePortfolio scores

Denewood earns an INVESTIGATE rating with HP Score 71/100. Investment score 54/100 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 freehold. Every figure here comes from the live HomePortfolio API; anything it does not publish is left out.

Key SourcesEPC RegisterPortal 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 covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

71/ 100

Mixed

Investment Score

54/ 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

Reduced confidence2 independent sourcesListing checked 4 Nov 2026

Fewer independent sources agree, or a component could not be scored.

Valuation edge0/15
claims [AVM +0.0% (HIGH), sold-comps -9.0%, £/sqft -9.0%] → 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 (HIGH confidence) · snapshot 9 Oct 2026
- valuation_snapshotsestimate for 100012722571· as of 9 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 21.5%· as of 29 Oct 2026
Rental economics19.8/40
gross yield 7.6%; range width penalty ×0.95
- valuation_snapshotsrent estimate 5550/mo (range 5200-5900)· as of 9 Oct 2026· verify before relying on this
Stress margin4.6/30
stressed cash flow +258/mo, +5% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); passes the stress
- underwriting_assumptionscosts not disclosed by the advert· as of 4 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 135 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 & liquidity14.6/15
216 sales/12mo in area; valuation range width 10%
- 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 £678,000

£656,000£1,006,000

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£875,000

At the asking price

Monthly rent£5,550/mo

Evidenced range £5,200-£5,900

Interest rate5.4%

Loan to value75%

Cash required: £297,550
Net cash flow: £889/mo
Cash on cash: 3.6%
Score at this price: 39

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.88 - 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 100012722571Valuation edge · as of 9 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 21.5%Valuation edge · as of 29 Oct 2026
valuation_snapshotsrent estimate 5550/mo (range 5200-5900)Rental economics · as of 9 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

Risks

What could kill this deal

Score confidence is reduced
fewer independent sources agree, or a component could not be scored
Rental economics needs verification before you rely on it
rent estimate 5550/mo (range 5200-5900)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 135 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. Set your walk-away price before viewing - above £678,000 the deal stops scoring well.
Computed by re-running the score at higher prices.
3. 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.
4. Commission a full structural survey, not a basic condition report.
The score prices market evidence, not the fabric of the building.

Valuation & Market

Sale Estimate£875,000

Rent Estimate (pcm)£5,550

Gross Yield7.61%

1y Growth-

3y Growth+6.1%

5y Growth+3.9%

10y Growth+4.8%

Last Sold Price£500,000 (2015-11-27)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

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
PA/2026/0957
Change of use of first and second floor to 1no. self-contained apartment with erection of a metal staircase to provide access, retention of ground floor retail unit and cold room at the rear, and erection of a single-storey rear extension
Pending

View Planning Timeline

Ownership

Corporate Ownership54.7%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2015-11-27
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

18 Mbps

Mobile 4G/5G Coverage

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
Tashbar of Manchester
0.1 mi
Report card2026
Ofsted no longer awards a single overall grade.
Manchester Junior Girls' School
0.1 mi
Good
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