4 Sugar Mill Square, Salford, M5 5EB

UPRN:10007894615Flat/Maisonette2 bedsBuilt 2003-2006

LeaseholdCouncil Tax: Band AEPC: D (62)

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

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

19 of 21 sources

Sale Estimate

£118,000

£112k - £124kHigh

Estimate

£118k

Range

£112k – £124k

Rent Estimate (pcm)

£800

£750 - £850

Monthly

£800

Yield

8.07%

Verdict

Derived from HomePortfolio scores

4 Sugar Mill Square earns an INVESTIGATE rating with HP Score 68/100. Investment score 52/100 reflects moderate fundamentals. Walkability is limited (67/100). 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 2021Police.ukHM Land Registry company ownershipHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

68/ 100

Mixed

Investment Score

52/ 100

Moderate

Crime Score

No data

Walkability

67/ 100

Moderate

Transit & Bike

Transit 70Bike 54

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Reduced confidence2 independent sourcesLead to verifyListing checked 7 Nov 2026

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

Check before relying on this score: leasehold with no service charge disclosed - the stress test assumes GBP 0. It ranks after every home whose inputs are verified.

Valuation edge2.5/15
claims [AVM -0.8% (HIGH), sold-comps +3.3%, £/sqft +3.1%] → measured edge +0.50pp 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 10007894615· as of 9 Nov 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 17.7%· as of 6 Nov 2026
Rental economics23.3/40
gross yield 8.1%; range width penalty ×0.95
- valuation_snapshotsrent estimate 800/mo (range 750-850)· as of 9 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -52/mo, -7% of rent (6.75% on a 75% loan; disclosed service charge and ground rent); fails the stress - earns nothing; leasehold with no service charge disclosed - the stress assumes GBP 0
- listing_factsservice charge / ground rent from the advert· as of 7 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 2 price cut(s), 462 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 & liquidity14.6/15
290 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 sensitivity

£89,000£137,000

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£119,000

At the asking price

Monthly rent£800/mo

Evidenced range £750-£850

Interest rate5.4%

Loan to value75%

Cash required: £37,000
Net cash flow: £152/mo
Cash on cash: 4.9%
Score at this price: 40

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.99 - 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 10007894615Valuation edge · as of 9 Nov 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 17.7%Valuation edge · as of 6 Nov 2026
valuation_snapshotsrent estimate 800/mo (range 750-850)Rental economics · as of 9 Nov 2026 · verify before relying on this
listing_factsservice charge / ground rent from the advertStress margin · as of 7 Nov 2026 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 7 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 800/mo (range 750-850)
Stress margin needs verification before you rely on it
service charge / ground rent from the advert

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. Ask the agent why the price was reduced and whether a previous sale fell through.
2 price cut(s) recorded on the listing history.
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£118,000

Rent Estimate (pcm)£800

Gross Yield8.07%

1y Growth+9.4%

3y Growth+5.2%

5y Growth+0.4%

10y Growth+5.1%

Last Sold Price£93,600 (2005-02-04)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningLow
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0M5 5EB

Approval Rate

-12mo

Development

low

PA/2026/1386
Installation of an external canopy to the side elevation, insertion of new roller shutter doors, creation of a new car park, and associated landscaping and boundary treatment works.
Pending
PA/2026/1241
Conversion of existing cellar to create 1no. self-contained 1-bedroom flat together with insulation to existing cellar, main stairwell to front of the property providing access to flat, rear lightwell providing emergency egress, and reinstatement of existing lightwell on gable end of property
Pending
PA/2026/1389
Application for a lawful development certificate for existing use as a 3 bedroom 3 person House in Multiple Occupation (HMO) (use class C4)
Pending

View Planning Timeline

Ownership

Corporate Ownership18.7%
Overseas OwnershipNo
Lease Term Remaining228 yrs
CovenantsNone
Lease TypeLeasehold
Last Ownership Change2005-02-04
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

7 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£30,495

Population Density1,526 /km²

Owner Occupied11%

Age Distribution

0-15 16%16-64 79%65+ 5%

View Area Profile

Schools Nearby

King of Kings
0.3 mi
Report card2026
Ofsted no longer awards a single overall grade.
Acer Academy, Salford
0.3 mi
-
St Luke's CofE Primary School
0.4 mi
Inspected as St Luke's CofE Primary School (URN 105930) on 12 Jun 2024
Willow Tree Primary School
0.5 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.

4 of 9 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

11 Sugar Mill Square
-
£124k
-
31 Sugar Mill Square
-
£135k
-
59 Sugar Mill Square
-
£132k
-
19 Sugar Mill Square
-
£124k
-

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