5 Larch Gardens, Manchester, M8 8BJ

UPRN:10012204375Detached House4 bedsBuilt 2003-2006

LeaseholdCouncil Tax: Band CEPC: C (73)

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

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

-- - --

Rent Estimate (pcm)

-- - --

Verdict

Derived from HomePortfolio scores

5 Larch Gardens earns an INVESTIGATE rating with HP Score 73/100. Investment score 56/100 reflects moderate fundamentals. Walkability is excellent (86/100). 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 coverageHM 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 covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

73/ 100

Mixed

Investment Score

56/ 100

Moderate

Crime Score

No data

Walkability

86/ 100

Excellent

Transit & Bike

Transit 48Bike 32

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

headline score requires valuation_edge (no market estimate available)
headline score requires rental_economics (no rent estimate available)

What we could establish

Risk & liquidity9/15
159 sales/12mo in area
- property_intelligencetransactions_12mo

Withholding a score is deliberate. A number built on missing or stale inputs would look more certain than the evidence allows.

Evidence

Where every number comes from

portal_listingsprice_changes + first_published_dateSeller motivation · as of 6 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth Valuation methodology

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion
Valuation edge could not be scored
no market estimate available
Rental economics could not be scored
no rent estimate available

Plan

Before you offer

1. Ask the agent why the price was reduced and whether a previous sale fell through.
1 price cut(s) recorded on the listing history.
2. Fill the valuation edge gap before relying on the score.
no market estimate available
3. Fill the rental economics gap before relying on the score.
no rent estimate available
4. Fill the stress margin gap before relying on the score.
no rent to stress

Valuation & Market

Sale Estimate-

Rent Estimate (pcm)-

Gross Yield-

1y Growth-53.2%

3y Growth+0.5%

5y Growth+2.4%

10y Growth+5.8%

Last Sold Price£214,995 (2007-12-06)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0M8 8BJ

Approval Rate

-12mo

Development

low

PLA-2026-001921
Erection of a single-storey rear extension and loft conversion to create additional living accommodation including rear dormer.
Pending
OTH/2026/1479
Request for confirmation of compliance of condition 3 (Bin Enclosure) attached to planning permission PA/2026/0261
Pending
PLA-2026-002079
Installation of two ramps for wheelchair access to front and rear of property.
Pending

View Planning Timeline

Ownership

Corporate Ownership53.5%
Overseas OwnershipNo
Lease Term Remaining128 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2007-12-06
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

5 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£30,067

Population Density4,978 /km²

Owner Occupied21%

Age Distribution

0-15 28%16-64 66%65+ 6%

View Area Profile

Schools Nearby

St Chad's Roman Catholic Primary School, a Voluntary Academy
0.2 mi
Report card2026
Ofsted no longer awards a single overall grade.
Unity Community Primary
0.3 mi
Report card2026
Ofsted no longer awards a single overall grade.
The Olive School, Manchester
0.3 mi
-
Marlborough Road Academy
0.4 mi
Good

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

View All Schools

Comparables

View All

1 Larch Gardens
-
£160k
-
2 Larch Gardens
-
£120k
-
40 Larch Gardens
-
£165k
-
16 Larch Gardens
-
£115k
-

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