62 Leegrange Road, Manchester, M9 4FA

UPRN:10012208079Purpose Built Flat2 bedsBuilt 2003-2006

LeaseholdCouncil Tax: Band BEPC: C (72)

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

HP Score

/ 100

Strong

Verdict

yesterday

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

Evidence

19 of 21 sources

Sale Estimate

£111,000

£106k - £117kHigh

Estimate

£111k

Range

£106k – £117k

Rent Estimate (pcm)

£800

£750 - £850

Monthly

£800

Yield

10.21%

Verdict

Derived from HomePortfolio scores

62 Leegrange Road earns an INVESTIGATE rating with HP Score 75/100. Investment score 67/100 reflects moderate fundamentals. Walkability is good (71/100). 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 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

75/ 100

Strong

Investment Score

67/ 100

Moderate

Crime Score

No data

Walkability

71/ 100

High

Transit & Bike

Transit 26Bike 31

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Reduced confidence2 independent sourcesLead to verifyListing checked 9 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 +15.3% (HIGH), sold-comps +6.9%, £/sqft +6.7%] → 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 12 Oct 2026
- valuation_snapshotsestimate for 10012208079· as of 12 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 25%· as of 26 Oct 2026
Rental economics31.5/40
gross yield 8.9% on contractual rent (listing-disclosed tenancy)
- listing_factscontractual rent 700/mo (tenanted)· as of 9 Nov 2026
Stress margin0/30
stressed cash flow -12/mo, -2% 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 9 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 21 price cut(s), 256 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 9 Nov 2026
Risk & liquidity14.7/15
269 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 £70,500

£70,500£108,000

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£94,000

At the asking price

Monthly rent£800/mo

Evidenced range £750-£850

Interest rate5.4%

Loan to value75%

Cash required: £29,500
Net cash flow: £237/mo
Cash on cash: 9.6%
Score at this price: 49

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 2.52 - 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 10012208079Valuation edge · as of 12 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 25%Valuation edge · as of 26 Oct 2026
listing_factscontractual rent 700/mo (tenanted)Rental economics · as of 9 Nov 2026
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 9 Nov 2026 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 9 Nov 2026

Risks

What could kill this deal

Score confidence is reduced
fewer independent sources agree, or a component could not be scored
Stress margin needs verification before you rely on it
costs not disclosed by the advert
Seller motivation could not be scored
context, not scored: 21 price cut(s), 256 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. Ask the agent why the price was reduced and whether a previous sale fell through.
21 price cut(s) recorded on the listing history.
2. Set your walk-away price before viewing - above £70,500 the deal stops scoring well.
Computed by re-running the score at higher prices.
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£111,000

Rent Estimate (pcm)£800

Gross Yield10.21%

1y Growth-32.6%

3y Growth+6.1%

5y Growth+7.2%

10y Growth+7.6%

Last Sold Price£109,000 (2006-04-28)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0M9 4FA

Approval Rate

-12mo

Development

low

PLA-2026-000937
Erection of a two storey side extension and a single storey rear extension, including creation of first floor terrace in association with the creation of 1 no. additional self contained apartment (2 flats in total) at first floor and within the roof space and enlargement of ground floor retail unit
Pending
PLA-2026-002030
Advertisement Consent for the installation of 2no. internally illuminated signs.
Pending
PLA-2026-002001
Proposed change in occupation of existing mid-terrace C3 dwelling to C3B residential supported living occupancy by two vulnerable adults with associated live-in care workers.
Pending

View Planning Timeline

Ownership

Corporate Ownership66.9%
Overseas OwnershipNo
Lease Term Remaining999+ yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2006-04-28
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

4 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£30,067

Population Density8,020 /km²

Owner Occupied38%

Age Distribution

0-15 29%16-64 61%65+ 10%

View Area Profile

Schools Nearby

Holy Trinity CofE Primary School
0.1 mi
Requires improvement
Moston Lane Community Primary School
0.3 mi
Good
Mount Carmel RC Primary School, a Voluntary Academy
0.3 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
Oasis Academy Harpur Mount
0.4 mi
Good

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

View All Schools

Comparables

View All

10 Leegrange Road
-
£176k
-
15 Leegrange Road
-
£170k
-
60 Leegrange Road
-
£240k
-
68 Leegrange Road
-
£120k
-

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