Apartment 8, The Grange, 70 Waterpark Road, Salford, M7 4GW

UPRN:10070743670Flat/Maisonette3 bedsBuilt 2007-2011

LeaseholdCouncil Tax: Band FEPC: B (83)

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

Apartment 8, The Grange, 70 Waterpark Road, Salford, M7 4GW

HP Score

/ 100

Mixed

Verdict

today

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

Evidence

17 of 21 sources

Sale Estimate

£547,000

£520k - £575kHigh

Estimate

£547k

Range

£520k – £575k

Rent Estimate (pcm)

£3,950

£4k - £4k

Monthly

£3,950

Yield

8.46%

Verdict

Derived from HomePortfolio scores

Apartment 8 earns an INVESTIGATE rating with HP Score 72/100. Investment score 60/100 reflects moderate fundamentals. Walkability is limited (61/100). 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

72/ 100

Mixed

Investment Score

60/ 100

Moderate

Crime Score

No data

Walkability

61/ 100

Moderate

Transit & Bike

Transit 46Bike 36

Walk Score, out of 100

Opportunity

Why this could be an opportunity

High confidence3 independent sourcesListing checked 6 Nov 2026

Every component scored, and three or more independent sources agree.

Valuation edge2.5/15
claims [AVM -2.4% (HIGH), sold-comps +17.8%, £/sqft +17.8%] → 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 9 Nov 2026
- valuation_snapshotsestimate for 10070743670· as of 9 Nov 2026
- property_comparablessold-evidence family (implied value + £/sqft): 9 comps, dispersion 12.6%· as of 10 Nov 2026
Rental economics27.6/40
gross yield 8.5%; range width penalty ×1.00
- valuation_snapshotsrent estimate 3950/mo (range 3750-4150)· as of 9 Nov 2026· verify before relying on this
Stress margin10.4/30
stressed cash flow +411/mo, +10% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); passes the stress
- underwriting_assumptionscosts not disclosed by the advert· as of 6 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 349 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 6 Nov 2026
Risk & liquidity14.6/15
216 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 80+ up to £434,000

£420,000£644,000

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£560,000

At the asking price

Monthly rent£3,950/mo

Evidenced range £3,750-£4,150

Interest rate5.4%

Loan to value75%

Cash required: £187,300
Net cash flow: £845/mo
Cash on cash: 5.4%
Score at this price: 55

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 2.09 - 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 10070743670Valuation edge · as of 9 Nov 2026
property_comparablessold-evidence family (implied value + £/sqft): 9 comps, dispersion 12.6%Valuation edge · as of 10 Nov 2026
valuation_snapshotsrent estimate 3950/mo (range 3750-4150)Rental economics · as of 9 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 6 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 6 Nov 2026

Risks

What could kill this deal

Rental economics needs verification before you rely on it
rent estimate 3950/mo (range 3750-4150)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 349 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 →flood, subsidence, crime, environment - the full domain

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. Set your walk-away price before viewing - above £434,000 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£547,000

Rent Estimate (pcm)£3,950

Gross Yield8.46%

1y Growth-

3y Growth+6.1%

5y Growth+3.9%

10y Growth+4.8%

Last Sold Price£464,000 (2010-03-09)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

1M7 4GW

Approval Rate

-12mo

Development

low

PLA-2026-002114
Erection of a single-storey side and rear extension to form additional living accommodation.
Pending
OTH-2026-002104
Non-material amendment to Planning Permission PLA-2026-000615 to amend approved plans relating to highway and drainage works, including revisions to shared driveway surfacing materials, minor amendments to the approved drainage layout, correction of plan references, and associated amendments to Conditions 2, 6, 9 and 13.
Approved
PLA-2026-001884
Conversion of the existing garage into a gym, home office and games room ancillary to the main dwellinghouse, including the installation of new anthracite grey windows and doors and anthracite grey external wall cladding.
Pending

View Planning Timeline

Ownership

Corporate Ownership54.8%
Overseas OwnershipNo
Lease Term Remaining999+ yrs
CovenantsNone
Lease TypeLeasehold
Last Ownership Change2010-03-09
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

18 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£30,495

Population Density-

Owner Occupied53%

Age Distribution

0-15 29%16-64 51%65+ 20%

View Area Profile

Schools Nearby

Manchester Junior Girls' School
0.1 mi
Good
Mechinoh School
0.1 mi
Inadequate
Tashbar of Manchester
0.2 mi
Report card2026
Ofsted no longer awards a single overall grade.
Manchester Jewish School for Special Education
0.2 mi
Good

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

View All Schools

Comparables

View All

The Grange, 70 Waterpark Road
-
£413k
-
The Grange, 70 Waterpark Road
-
£402k
-
The Grange, 70 Waterpark Road
-
£337k
-
The Grange, 70 Waterpark Road
-
£372k
-

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