28 Tavistock Road, Sale, M33 5HS

UPRN:10070453069Semi-Detached House2 bedsBuilt 2003-2006

LeaseholdCouncil Tax: Band CEPC: C (73)

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

HP Score

/ 100

Mixed

Verdict

today

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

Evidence

20 of 21 sources

Sale Estimate

£350,000

£315k - £385kMedium

Estimate

£350k

Range

£315k – £385k

Rent Estimate (pcm)

£1,550

£1k - £2k

Monthly

£1,550

Yield

4.96%

Verdict

Derived from HomePortfolio scores

28 Tavistock Road earns an INVESTIGATE rating with HP Score 73/100. Investment score 59/100 reflects moderate fundamentals. Walkability is good (80/100). 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 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

59/ 100

Moderate

Crime Score

No data

Walkability

80/ 100

High

Transit & Bike

Transit 41Bike 41

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 2 Nov 2026

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

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 edge0/15
claims [AVM -7.1% (MEDIUM)] → 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 (MEDIUM confidence) · snapshot 12 Oct 2026
- valuation_snapshotsestimate for 10070453069· as of 12 Oct 2026
Rental economics0/40
gross yield 5.0%; range width penalty ×0.88
- valuation_snapshotsrent estimate 1550/mo (range 1400-1650)· as of 12 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -573/mo, -37% 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 2 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 0 price cut(s), 28 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 2 Nov 2026
Risk & liquidity12.8/15
635 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

£281,000£431,000

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£375,000

At the asking price

Monthly rent£1,550/mo

Evidenced range £1,400-£1,650

Interest rate5.4%

Loan to value75%

Cash required: £122,550
Net cash flow: -£193/mo
Cash on cash: -1.9%
Score at this price: 13

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.22 - below 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 10070453069Valuation edge · as of 12 Oct 2026
valuation_snapshotsrent estimate 1550/mo (range 1400-1650)Rental economics · as of 12 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 2 Nov 2026 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 2 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 1550/mo (range 1400-1650)
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. 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£350,000

Rent Estimate (pcm)£1,550

Gross Yield4.96%

1y Growth-

3y Growth+2.6%

5y Growth+4.4%

10y Growth+5.2%

Last Sold Price£310,000 (2022-01-14)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0M33 5HS

Approval Rate

-12mo

Development

low

120300/CPL/26
Application for Certificate of Proposed Lawful Use for alteration to roof including hip to gable and formation of rear dormer, and the addition of three roof lights to the roof slope on the principal elevation
Pending
120297/HHA/26
Demolition of existing garage, erection of single storey front and side extension, alterations to roof including hip to gable and formation of rear dormer, and associated external alterations.
Pending
120202/HHA/26
Demolition of existing garage, erection of single storey side and rear extension and associated external alterations
Pending

View Planning Timeline

Ownership

Corporate Ownership70.7%
Overseas OwnershipNo
Lease Term Remaining999+ yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2022-01-14
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

12 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£35,593

Population Density-

Owner Occupied49%

Age Distribution

0-15 22%16-64 65%65+ 13%

View Area Profile

Schools Nearby

Manor Academy Sale
0.2 mi
Good
Firs Primary School
0.3 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
All Saints' Catholic Primary School
0.3 mi
Report card2026
Ofsted no longer awards a single overall grade.
Wellfield Infant and Nursery School
0.5 mi
Outstanding

3 of 9 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

22 Tavistock Road
-
£245k
-
28 Tavistock Road
-
£310k
-
28 Tavistock Road
-
£240k
-
26 Tavistock Road
-
£235k
-

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