Apartment 205, City View, Highclere Avenue, Salford, M7 4ZU

UPRN:10007885295Purpose Built Flat2 bedsBuilt 1950-1966

LeaseholdCouncil Tax: -EPC: D (67)

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

Apartment 205, City View, Highclere Avenue, Salford, M7 4ZU

HP Score

/ 100

Mixed

Verdict

2 days ago

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

Evidence

19 of 21 sources

Sale Estimate

£99,000

£94k - £104kHigh

Estimate

£99k

Range

£94k – £104k

Rent Estimate (pcm)

£700

£700 - £750

Monthly

£700

Yield

8.40%

Verdict

Derived from HomePortfolio scores

Apartment 205 earns an INVESTIGATE rating with HP Score 62/100. Investment score 55/100 reflects moderate fundamentals. Walkability is limited (68/100). 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 company ownershipHM Land Registry covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

62/ 100

Mixed

Investment Score

55/ 100

Moderate

Crime Score

No data

Walkability

68/ 100

Moderate

Transit & Bike

Transit 39Bike 31

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Reduced confidence2 independent sourcesListing checked 13 Nov 2026

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

Valuation edge0/15
claims [AVM -1.0% (HIGH), sold-comps -17.6%, £/sqft -17.5%] → 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 10007885295· as of 9 Nov 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 15.8%· as of 8 Nov 2026
Rental economics40/40
gross yield 10.9% on contractual rent (listing-disclosed tenancy); contractual 1000/mo far above the 700/mo estimate - credited at the 1.3x cap, verify
- listing_factscontractual rent 1000/mo (tenanted)· as of 13 Nov 2026· verify before relying on this
Stress margin4.2/30
stressed cash flow +38/mo, +4% of rent (6.75% on a 75% loan; disclosed service charge and ground rent); passes the stress
- listing_factsservice charge / ground rent from the advert· as of 13 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 341 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 13 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 £75,000

£75,000£115,000

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£100,000

At the asking price

Monthly rent£700/mo

Evidenced range £700-£750

Interest rate5.4%

Loan to value75%

Cash required: £31,300
Net cash flow: £147/mo
Cash on cash: 5.6%
Score at this price: 59

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 2.07 - 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 10007885295Valuation edge · as of 9 Nov 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 15.8%Valuation edge · as of 8 Nov 2026
listing_factscontractual rent 1000/mo (tenanted)Rental economics · as of 13 Nov 2026 · verify before relying on this
listing_factsservice charge / ground rent from the advertStress margin · as of 13 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 13 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
contractual rent 1000/mo (tenanted)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 341 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 £75,000 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£99,000

Rent Estimate (pcm)£700

Gross Yield8.40%

1y Growth-14.1%

3y Growth+6.1%

5y Growth+3.9%

10y Growth+4.8%

Last Sold Price£83,000 (2022-10-17)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0M7 4ZU

Approval Rate

-12mo

Development

low

PLA-2026-002038
External alterations to front elevation facade, including installation of roller shutters.
Pending
PLA-2026-002229
Installation of internally illuminated advertisement panels to proposed BT Street Hub Unit
Pending
PLA-2026-002174
Installation of 1No. BT Street Hub Unit and associated advertisement panels on either side of the unit.
Pending

View Planning Timeline