25 Factory Street, Tyldesley, Manchester, M29 8GQ

UPRN:10009212561Purpose Built Flat1 bedsBuilt 2003-2006

LeaseholdCouncil Tax: Band AEPC: B (82)

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

25 Factory Street, Tyldesley, Manchester, M29 8GQ

HP Score

/ 100

Strong

Verdict

4 days ago

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Strong fundamentals; flood risk not assessed

Evidence

18 of 21 sources

Sale Estimate

£114,000

£108k - £120kHigh

Estimate

£114k

Range

£108k – £120k

Rent Estimate (pcm)

£850

£850 - £900

Monthly

£850

Yield

8.87%

Verdict

Derived from HomePortfolio scores

25 Factory Street earns an INVESTIGATE rating with HP Score 76/100. Investment score 66/100 reflects moderate fundamentals. Walkability is good (76/100). 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 covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

76/ 100

Strong

Investment Score

66/ 100

Moderate

Crime Score

No data

Walkability

76/ 100

High

Transit & Bike

Transit 36Bike 50

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Reduced confidence2 independent sourcesListing checked 10 Nov 2026

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

Valuation edge0/15
claims [AVM -0.9% (HIGH), sold-comps -23.7%, £/sqft -24.3%] → 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 10009212561· as of 9 Nov 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 17.9%· as of 8 Nov 2026
Rental economics31/40
gross yield 8.9%; range width penalty ×1.00
- valuation_snapshotsrent estimate 850/mo (range 850-900)· as of 9 Nov 2026· verify before relying on this
Stress margin1.1/30
stressed cash flow +10/mo, +1% 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 10 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 108 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 10 Nov 2026
Risk & liquidity14.5/15
250 sales/12mo in area; valuation range width 11%
- 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 £86,000

£86,000£132,000

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£115,000

At the asking price

Monthly rent£850/mo

Evidenced range £850-£900

Interest rate5.4%

Loan to value75%

Cash required: £35,800
Net cash flow: £200/mo
Cash on cash: 6.7%
Score at this price: 47

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 2.19 - 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 10009212561Valuation edge · as of 9 Nov 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 17.9%Valuation edge · as of 8 Nov 2026
valuation_snapshotsrent estimate 850/mo (range 850-900)Rental economics · as of 9 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 10 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 10 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 850/mo (range 850-900)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 108 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 £86,000 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£114,000

Rent Estimate (pcm)£850

Gross Yield8.87%

1y Growth-

3y Growth+2.0%

5y Growth+5.1%

10y Growth+5.2%

Last Sold Price£60,000 (2010-07-22)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonModerate
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0M29 8GQ

Approval Rate

-12mo

Development

low

A/26/101533/NMAS
Non-Material Amendment application for previously approved application A/26/100604/HH - Slight amend to the current approved design to reduce number of bricks required
Pending
A/26/101406/FULL
Change of use from dwelling to two self-contained one-bed flats.
Rejected
A/26/101344/LB
Listed Building consent to remove the existing marble altar
Conditions

View Planning Timeline

Ownership

Corporate Ownership71.1%
Overseas OwnershipNo
Lease Term Remaining104 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2010-07-22
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

14 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£31,615

Population Density1,712 /km²

Owner Occupied56%

Age Distribution

0-15 18%16-64 62%65+ 20%

View Area Profile

Schools Nearby

Fred Longworth High School
0.1 mi
Good
Hindsford CofE Primary School
0.2 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
Sacred Heart RC Primary School
0.3 mi
Report card2026
Ofsted no longer awards a single overall grade.
Cambian Tyldesley School
0.4 mi
Requires improvement

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

View All Schools

Comparables

View All

35 Factory Street
-
£228k
-
29 Factory Street
-
£232k
-
38 Factory Street
-
£169k
-
7 Factory Street
-
£117k
-

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