Apartment 10, 2 Paperhouse Close, Rochdale, OL11 5LQ

UPRN:10023362033Converted Flat2 bedsBuilt 2003-2006

LeaseholdCouncil Tax: Band CEPC: C (69)

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

Apartment 10, 2 Paperhouse Close, Rochdale, OL11 5LQ

HP Score

/ 100

Mixed

Verdict

today

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

Evidence

19 of 21 sources

Sale Estimate

£173,000

£165k - £182kHigh

Estimate

£173k

Range

£165k – £182k

Rent Estimate (pcm)

£1,000

£900 - £1k

Monthly

£1,000

Yield

7.06%

Verdict

Derived from HomePortfolio scores

Apartment 10 earns an INVESTIGATE rating with HP Score 65/100. Investment score 63/100 reflects moderate fundamentals. Walkability is limited (26/100). 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 covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

65/ 100

Mixed

Investment Score

63/ 100

Moderate

Crime Score

No data

Walkability

26/ 100

Low

Transit & Bike

Transit 18Bike 13

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceListing checked 3 Nov 2026

This rests largely on a single source. Treat the score as a prompt to investigate, not a conclusion.

Valuation edge0/15
claims [AVM +1.7% (HIGH)] → 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 10023362033· as of 9 Nov 2026
Rental economics14.8/40
gross yield 7.1%; range width penalty ×0.90
- valuation_snapshotsrent estimate 1000/mo (range 900-1050)· as of 9 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -112/mo, -11% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); fails the stress - earns nothing
- underwriting_assumptionscosts not disclosed by the advert· as of 3 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 38 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 3 Nov 2026
Risk & liquidity14.7/15
381 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

£127,500£195,500

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£170,000

At the asking price

Monthly rent£1,000/mo

Evidenced range £900-£1,050

Interest rate5.4%

Loan to value75%

Cash required: £53,200
Net cash flow: £119/mo
Cash on cash: 2.7%
Score at this price: 30

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.74 - 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 10023362033Valuation edge · as of 9 Nov 2026
valuation_snapshotsrent estimate 1000/mo (range 900-1050)Rental economics · as of 9 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 3 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 3 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion
Rental economics needs verification before you rely on it
rent estimate 1000/mo (range 900-1050)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 38 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. 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£173,000

Rent Estimate (pcm)£1,000

Gross Yield7.06%

1y Growth+45.7%

3y Growth+5.1%

5y Growth+5.7%

10y Growth+4.7%

Last Sold Price£116,000 (2025-04-10)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonModerate
MiningLow
LandslideModerate
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0OL11 5LQ

Approval Rate

-12mo

Development

low

OTH/2026/0881
Submission of details to comply with condition 3 (investigation and risk assessment) of planning permission 23/01102/FUL
Pending
OTH/2026/0902
Works to one protected Sycamore Tree (T1) under TPO236 as follows:- Crown lift: Selectively remove low-growing branches and newer growth below the first major structural branch, achieving approximately 4.5 metres clearance above ground level. The first major structural branch will be retained. Lateral crown reduction: Reduce the lateral branches growing towards the new development by approximately 2–3 metres, measured from their existing branch tips, pruning back to suitable lateral growth points.
Conditions
25/00943/HOUS
Conversion of existing garage/workshop to ancillary guest accommodation including alterations to front fenestration - Retrospective
Pending

View Planning Timeline

Ownership

Corporate Ownership55.3%
Overseas OwnershipNo
Lease Term Remaining105 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2025-04-10
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£29,535

Population Density372 /km²

Owner Occupied86%

Age Distribution

0-15 15%16-64 62%65+ 23%

View Area Profile

Schools Nearby

Whittaker Moss Primary School
0.3 mi
Good
Norden Primary Academy
0.7 mi
Inspected as Norden Community Primary School (URN 105774) on 30 Mar 2023
Bamford Academy
1.0 mi
Good
St Vincent De Paul Roman Catholic Primary School, A Voluntary Academy
1.0 mi
Inspected as St Vincent's Roman Catholic Primary School, Rochdale (URN 105831) on 26 Sep 2023

5 of 12 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

2 Paperhouse Close
-
£159k
-
2 Paperhouse Close
-
£116k
-
2 Paperhouse Close
-
£143k
-
2 Paperhouse Close
-
£150k
-

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