12 Waters Way, Worsley, Manchester, M28 2AH
UPRN:10070744977Detached House4 bedsBuilt 2007 onwards
LeaseholdCouncil Tax: Band FEPC: C (78)
Data freshness:Price Paid· freshPrice Paid: fresh, refreshed 5d ago (2026-11-01T08:59:43.997958+00:00)Planning· 4mo agoPlanning: stale, refreshed 4mo ago (2026-07-10T08:05:36.168599+00:00)EPC· 6mo agoEPC: stale, refreshed 6mo ago (2026-05-20T10:58:39.129138+00:00)Risk· 5mo agoRisk: stale, refreshed 5mo ago (2026-06-18T00:00:00+00:00)Connectivity· 1mo agoConnectivity: ageing, refreshed 1mo ago (2026-10-03T06:43:10.905825+00:00)Schools· 1mo agoSchools: ageing, refreshed 1mo ago (2026-10-06T08:24:30.427161+00:00)Amenities· 2mo agoAmenities: ageing, refreshed 2mo ago (2026-09-23T00:00:00+00:00)Area· Census 2021Area: static reference data (Census 2021); authoritative and does not refreshCouncil Tax· 5mo agoCouncil Tax: stale, refreshed 5mo ago (2026-06-08T03:02:21.921447+00:00)
HP Score
69
/ 100
Mixed
Verdict
yesterday
- Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Mixed signals - investigate
Evidence
20 of 21 sourcesSale Estimate
£897,000
£807k - £986kMedium
Estimate
£897k
Range
£807k – £986k
Rent Estimate (pcm)
£4,800
£4k - £5k
Monthly
£4,800
Yield
6.42%
Verdict
Derived from HomePortfolio scores
12 Waters Way earns an INVESTIGATE rating with HP Score 69/100. Investment score 53/100 reflects moderate fundamentals. Walkability is limited (58/100). 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
69
HP Score
69/ 100
Mixed
53
Investment Score
53/ 100
Moderate
-
Crime Score
No data
58
Walkability
58/ 100
Moderate
Transit & Bike
Transit 22Bike 41
Walk Score, out of 100
Valuation & Market
Sale Estimate£897,000
Rent Estimate (pcm)£4,800
Gross Yield6.42%
1y Growth-
3y Growth-1.2%
5y Growth+2.4%
10y Growth+4.4%
Last Sold Price£465,000 (2010-03-19)
Risk Overview
- Flood RiskUnknown
- SubsidenceLow
- RadonModerate
- MiningLow
- LandslideLow
- Air QualityLow
- NoiseLow
Planning Activity
Recent Apps
0M28 2AH
Approval Rate
-12mo
Development
low
- PendingPA/2026/1384Proposed first floor side extension.
- PendingOTH/2026/1373Fell one dead ash tree due to ash die back.
- ConditionsOTH/2026/1414Request for confirmation of compliance of condition, 10 (landscaping), attached to planning permission 17/69623/FUL (follow up to 22/79214/DISCON)
Ownership
- Corporate Ownership74.3%
- Overseas OwnershipNo
- Lease Term Remaining231 yrs
- CovenantsRestrictive
- Lease TypeLeasehold
- Last Ownership Change2010-03-19
- SourceLand Registry
Connectivity
Broadband (Standard)
5 Mbps
Mobile 4G/5G Coverage
EEThreeO2Vodafone
EV Charger
-
PTAL Rating
-
Area Profile
Median EarningsLocal authority£30,495
Population Density597 /km²
Owner Occupied84%
Age Distribution
0-15 16%16-64 58%65+ 26%
Schools Nearby
- Inspected by ISIBridgewater School0.3 mi
- Alder Brook Primary Partnership Centre0.3 mi
Inspected as Alder Brook (URN 133678) on 19 Sep 2023
- St Mark's CofE Primary School0.5 miGood
- Westwood Park Community Primary School0.6 miReport card2026
Ofsted no longer awards a single overall grade.
4 of 12 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.
Comparables
- 20 Waters Way-£495k-
- 14 Waters Way-£635k-
- 16 Waters Way-£428k-
- 18 Waters Way-£365k-