10 Woodbine Terrace, Irlam, Manchester, M44 6FL

UPRN:10004680748Mid Terrace House3 bedsBuilt before 1900

FreeholdCouncil Tax: Band BEPC: D (62)

Data freshness:Listing· freshPlanning· 4mo agoOwnership· freshEPC· 3mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 1mo ago

10 Woodbine Terrace, Irlam, Manchester, M44 6FL

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

£324,000

£308k - £340kHigh

Estimate

£324k

Range

£308k – £340k

Rent Estimate (pcm)

£2,350

£2k - £3k

Monthly

£2,350

Yield

9.89%

Verdict

Derived from HomePortfolio scores

10 Woodbine Terrace earns an INVESTIGATE rating with HP Score 73/100. Investment score 61/100 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 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 Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

73/ 100

Mixed

Investment Score

61/ 100

Moderate

Crime Score

No data

Walkability

64/ 100

Moderate

Transit & Bike

Transit 34Bike 47

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Reduced confidence2 independent sourcesListing checked 6 Nov 2026

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

Valuation edge0/15
claims [AVM +12.0% (HIGH)] → 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 Nov 2026
- valuation_snapshotsestimate for 10004680748· as of 9 Nov 2026
Rental economics38.7/40
gross yield 9.9%; range width penalty ×0.99
- valuation_snapshotsrent estimate 2350/mo (range 2250-2500)· as of 9 Nov 2026· verify before relying on this
Stress margin16.8/30
stressed cash flow +395/mo, +17% 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 6 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 87 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 & liquidity14.7/15
187 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 80+ up to £235,000

£214,000£328,000

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£285,000

At the asking price

Monthly rent£2,350/mo

Evidenced range £2,250-£2,500

Interest rate5.4%

Loan to value75%

Cash required: £91,050
Net cash flow: £665/mo
Cash on cash: 8.8%
Score at this price: 70

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 2.44 - 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 10004680748Valuation edge · as of 9 Nov 2026
valuation_snapshotsrent estimate 2350/mo (range 2250-2500)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
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 reduced
fewer independent sources agree, or a component could not be scored
Rental economics needs verification before you rely on it
rent estimate 2350/mo (range 2250-2500)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 87 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 £235,000 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£324,000

Rent Estimate (pcm)£2,350

Gross Yield9.89%

1y Growth-

3y Growth+1.8%

5y Growth+5.9%

10y Growth+5.8%

Last Sold Price£185,250 (2015-10-27)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0M44 6FL

Approval Rate

-12mo

Development

low

PA/2026/1047
Demolition of existing greenhouses and erection of three modular buildings comprising a retail unit, workshop and potting shed and a store.
Pending
PA/2026/1458
Proposed single storey rear extension.
Pending
PA/2026/1450
Proposed single storey front, side and rear wraparound extension. Hip-to-gable loft conversion with rear dormer. Removal of front boundary wall
Pending

View Planning Timeline

Ownership

Corporate Ownership68.3%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2015-10-27
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

11 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£30,495

Population Density-

Owner Occupied83%

Age Distribution

0-15 18%16-64 65%65+ 17%

View Area Profile

Schools Nearby

St Joseph the Worker RC Primary School
0.2 mi
Report card2026
Ofsted no longer awards a single overall grade.
Irlam Endowed Primary School
0.2 mi
Good
Moss Valley Primary Academy
0.2 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Fiddlers Lane Community Primary School
0.3 mi
Report card2026
Ofsted no longer awards a single overall grade.

1 of 13 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

12 Woodbine Terrace
-
£370k
-
6 Woodbine Terrace
-
£158k
-
10 Woodbine Terrace
-
£185k
-
2 Woodbine Terrace
-
£58k
-

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