Flat 84, Victoria Mill, Houldsworth Street, Reddish, Stockport, SK5 6AR

UPRN:10009669449Converted Flat1 bedsBuilt 2003-2006

LeaseholdCouncil Tax: -EPC: D (57)

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

Flat 84, Victoria Mill, Houldsworth Street, Reddish, Stockport, SK5 6AR

HP Score

/ 100

Strong

Verdict

yesterday

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

Evidence

17 of 21 sources

Sale Estimate

£126,000

£113k - £138kMedium

Estimate

£126k

Range

£113k – £138k

Rent Estimate (pcm)

£800

£750 - £800

Monthly

£800

Yield

8.73%

Verdict

Derived from HomePortfolio scores

Flat 84 earns an INVESTIGATE rating with HP Score 76/100. Investment score 56/100 reflects moderate fundamentals. Walkability is good (82/100). 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 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 company ownershipHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

76/ 100

Strong

Investment Score

56/ 100

Moderate

Crime Score

No data

Walkability

82/ 100

High

Transit & Bike

Transit 28Bike 52

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Reduced confidence2 independent sourcesLead to verifyListing checked 4 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 +12.7% (MEDIUM), sold-comps +16.7%, £/sqft +17.0%] → 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 (MEDIUM confidence) · snapshot 9 Nov 2026
- valuation_snapshotsestimate for 10009669449· as of 9 Nov 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 9.1%· as of 4 Nov 2026
Rental economics29.8/40
gross yield 8.7%; range width penalty ×1.00
- valuation_snapshotsrent estimate 800/mo (range 750-800)· as of 9 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -6/mo, -1% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); fails the stress - earns nothing; leasehold with no service charge disclosed - the stress assumes GBP 0
- underwriting_assumptionscosts not disclosed by the advert· as of 4 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 0 price cut(s), 286 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 & liquidity12.9/15
305 sales/12mo in area; valuation range width 20%
- 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

£82,500£126,500

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£110,000

At the asking price

Monthly rent£800/mo

Evidenced range £750-£800

Interest rate5.4%

Loan to value75%

Cash required: £34,300
Net cash flow: £183/mo
Cash on cash: 6.4%
Score at this price: 45

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 2.15 - 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 10009669449Valuation edge · as of 9 Nov 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 9.1%Valuation edge · as of 4 Nov 2026
valuation_snapshotsrent estimate 800/mo (range 750-800)Rental economics · as of 9 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 4 Nov 2026 · verify before relying on this
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 800/mo (range 750-800)
Stress margin needs verification before you rely on it
costs not disclosed by 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. 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.
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£126,000

Rent Estimate (pcm)£800

Gross Yield8.73%

1y Growth-10.3%

3y Growth+3.7%

5y Growth+5.0%

10y Growth+6.5%

Last Sold Price£126,500 (2006-10-27)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0SK5 6AR

Approval Rate

-12mo

Development

low

DC/100609
Non-material amendment to DC/098819 - Change of material from cladding to brick facade
Pending
DC/100500
Discharge of condition 3 (CMP), condition 13 (ecology), 14 (bat license), 16 (invasive species) and 17 (ecological resurvey) of DC/089396
Pending
DC/100315
We proposed to erect a double story side extension to increase living accommodation.
Pending

View Planning Timeline

Ownership

Corporate Ownership63.6%
Overseas OwnershipNo
Lease Term Remaining127 yrs
CovenantsNone
Lease TypeLeasehold
Last Ownership Change2006-10-27
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

7 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£33,565

Population Density-

Owner Occupied42%

Age Distribution

0-15 16%16-64 72%65+ 12%

View Area Profile

Schools Nearby

St Elisabeth's Church of England Primary
0.1 mi
Report card2026
Ofsted no longer awards a single overall grade.
St Joseph's Roman Catholic Primary School, Reddish, a Voluntary Academy
0.2 mi
Inspected as St. Joseph's Catholic Primary School, Reddish (URN 136430) on 3 Feb 2023
Broadstones School
0.4 mi
Good
Reddish Vale Nursery School
0.6 mi
-

0 of 11 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Victoria Mill Houldsworth Street
-
£163k
-
Victoria Mill Houldsworth Street
-
£100k
-
Victoria Mill Houldsworth Street
-
£110k
-
Victoria Mill Houldsworth Street
-
£140k
-

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