Apartment 10, Stocks Court, Harriet Street, Worsley, Manchester, M28 3JW

UPRN:10070741919Flat/Maisonette2 bedsBuilt 2003-2006

LeaseholdCouncil Tax: -EPC: C (69)

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

Apartment 10, Stocks Court, Harriet Street, Worsley, Manchester, M28 3JW

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

18 of 21 sources

Sale Estimate

£114,000

£103k - £126kMedium

Estimate

£114k

Range

£103k – £126k

Rent Estimate (pcm)

£750

£700 - £800

Monthly

£750

Yield

10.00%

Verdict

Derived from HomePortfolio scores

Apartment 10 earns an INVESTIGATE rating with HP Score 72/100. Investment score 56/100 reflects moderate fundamentals. Walkability is good (82/100). 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 2021HM Land Registry company ownershipHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

72/ 100

Mixed

Investment Score

56/ 100

Moderate

Crime Score

No data

Walkability

82/ 100

High

Transit & Bike

Transit 52Bike 48

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceLead to verifyListing checked 9 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: the estimate sits 21% above the ask; lead to verify: 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 +21.1% (MEDIUM), sold-comps +21.7%, £/sqft +21.9%] → 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 (MEDIUM confidence) · snapshot 14 Nov 2026
- valuation_snapshotsestimate for 10070741919· as of 14 Nov 2026
- property_comparablessold-evidence family (implied value + £/sqft): 11 comps, dispersion 13.3%· as of 1 Nov 2026
Rental economics37.3/40
gross yield 10.0%; range width penalty ×0.93; the estimate this rent rides on sits 21% above the ask - check the rent describes the advertised home
- valuation_snapshotsrent estimate 750/mo (range 700-800)· as of 14 Nov 2026· verify before relying on this
- valuation_snapshotssale estimate 21% above the ask on the same snapshot - verify the rent describes this home· as of 14 Nov 2026· verify before relying on this
Stress margin5.5/30
stressed cash flow +42/mo, +6% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); passes the stress; 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: 0 price cut(s), 48 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 & liquidity12.8/15
453 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 sensitivityScores 70+ up to £67,500

£67,500£103,500

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£90,000

At the asking price

Monthly rent£750/mo

Evidenced range £700-£800

Interest rate5.4%

Loan to value75%

Cash required: £28,300
Net cash flow: £215/mo
Cash on cash: 9.1%
Score at this price: 58

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 2.47 - 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 10070741919Valuation edge · as of 14 Nov 2026
property_comparablessold-evidence family (implied value + £/sqft): 11 comps, dispersion 13.3%Valuation edge · as of 1 Nov 2026
valuation_snapshotsrent estimate 750/mo (range 700-800)Rental economics · as of 14 Nov 2026 · verify before relying on this
valuation_snapshotssale estimate 21% above the ask on the same snapshot - verify the rent describes this homeRental economics · as of 14 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advert

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 750/mo (range 700-800)
Rental economics needs verification before you rely on it
sale estimate 21% above the ask on the same snapshot - verify the rent describes this home

Plan

Before you offer

1. Get two written rental appraisals from local lettings agents.
The market estimate this rent rides on sits far above the asking price, so the rent may describe a different home.
2. Set your walk-away price before viewing - above £67,500 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£114,000

Rent Estimate (pcm)£750

Gross Yield10.00%

1y Growth-

3y Growth-1.2%

5y Growth+2.4%

10y Growth+4.4%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0M28 3JW

Approval Rate

-12mo

Development

low

PA/2026/0407
Installation of nine external air source heat pumps (ASHP).
Pending
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

View Planning Timeline

Ownership

Corporate Ownership74.2%
Overseas OwnershipNo
Lease Term Remaining103 yrs
CovenantsNone
Lease TypeLeasehold
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

17 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£30,495

Population Density5,933 /km²

Owner Occupied47%

Age Distribution

0-15 18%16-64 65%65+ 17%

View Area Profile

Schools Nearby

St Paul's CofE Primary School
0.2 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Christ The King RC Primary School
0.4 mi
-
St Edmund's RC Primary School
0.5 mi
Report card2025
Ofsted no longer awards a single overall grade.
The Lowry Academy
0.5 mi
Good

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

View All Schools

Comparables

View All

Stocks Court, 2 Harriet Street
-
£120k
-
Stocks Court, 2 Harriet Street
-
£100k
-
Stocks Court, 2 Harriet Street
-
£110k
-
Stocks Court, 2 Harriet Street
-
£110k
-

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