63 Hill Top Road, Worsley, Manchester, M28 3QG

UPRN:10070741329Mid Terrace House4 bedsBuilt 2003-2006

LeaseholdCouncil Tax: Band CEPC: C (79)

Data freshness:Listing· freshPlanning· 4mo agoOwnership· freshEPC· 3mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 1mo ago

63 Hill Top Road, Worsley, Manchester, M28 3QG

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

20 of 21 sources

Sale Estimate

£269,000

£255k - £282kHigh

Estimate

£269k

Range

£255k – £282k

Rent Estimate (pcm)

£1,600

£2k - £2k

Monthly

£1,600

Yield

7.11%

Verdict

Derived from HomePortfolio scores

63 Hill Top Road earns an INVESTIGATE rating with HP Score 68/100. Investment score 58/100 reflects moderate fundamentals. Walkability is limited (66/100). 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

68/ 100

Mixed

Investment Score

58/ 100

Moderate

Crime Score

No data

Walkability

66/ 100

Moderate

Transit & Bike

Transit 20Bike 44

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

listing is 'Sold subject to contract' - sale already progressing, not an actionable opportunity

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

Economics

What happens to your money

Your assumptions

Purchase price£270,000

At the asking price

Monthly rent£1,600/mo

Evidenced range £1,500-£1,700

Interest rate5.4%

Loan to value75%

Cash required: £85,800
Net cash flow: £196/mo
Cash on cash: 2.7%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.76 - clears the usual 1.25 test. These are your assumptions, not evidence: only the pre-filled rent and price come from the record.

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion

Property risk deep-dive →flood, subsidence, crime, environment - the full domain

Plan

Before you offer

1. 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£269,000

Rent Estimate (pcm)£1,600

Gross Yield7.11%

1y Growth-20.5%

3y Growth-1.2%

5y Growth+2.4%

10y Growth+4.4%

Last Sold Price£176,000 (2019-12-18)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0M28 3QG

Approval Rate

-12mo

Development

low

OTH/2026/1440
Application for a non-material amendment to planning permission PA/2025/1565 for an AOV window to the first floor, external access into the basement, an additional external fire exit, and rendering of the building.
Pending
PA/2026/0486
Change of use of the existing building from office use (use class E) to a community centre (use class F2) for prayer, community and educational activities.
Pending
PA/2026/1424
Application for a lawful development certificate for a proposed trade-only wholesale warehouse and distribution centre, retaining the use class of former cable depot (use class B8)
Pending

View Planning Timeline

Ownership

Corporate Ownership74.2%
Overseas OwnershipNo
Lease Term Remaining719 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2019-12-18
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

14 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£30,495

Population Density2,805 /km²

Owner Occupied35%

Age Distribution

0-15 25%16-64 63%65+ 12%

View Area Profile

Schools Nearby

North Walkden Primary School
0.3 mi
Report card2026
Ofsted no longer awards a single overall grade.
St Paul's CofE Primary School
0.4 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Bridgewater Primary School
0.5 mi
Outstanding
St Edmund's RC Primary School
0.5 mi
Report card2025
Ofsted no longer awards a single overall grade.

1 of 14 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

37 Hill Top Road
-
£165k
-
67 Hill Top Road
-
£275k
-
8 Hill Top Road
-
£170k
-
10 Hill Top Road
-
£220k
-

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