Flat Above, 89 Cleggs Lane, Worsley, M38 9UL

UPRN:10090621014-Beds -Built -

Tenure: -Council Tax: Band AEPC: -

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

Flat Above, 89 Cleggs Lane, Worsley, M38 9UL

HP Score

/ 100

Mixed

Verdict

2 days ago

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

Evidence

16 of 21 sources

Sale Estimate

£184,000

£147k - £221kLow

Estimate

£184k

Range

£147k – £221k

Rent Estimate (pcm)

-- - --

Verdict

Derived from HomePortfolio scores

Flat Above earns an INVESTIGATE rating with HP Score 69/100. Investment score 53/100 reflects moderate fundamentals. Walkability is good (77/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Every figure here comes from the live HomePortfolio API; anything it does not publish is left out.

Key SourcesPortal 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 Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

69/ 100

Mixed

Investment Score

53/ 100

Moderate

Crime Score

No data

Walkability

77/ 100

High

Transit & Bike

Transit 67Bike 49

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

headline score requires valuation_edge (estimate confidence LOW below scoring floor)
headline score requires rental_economics (no rent estimate available)

What we could establish

Risk & liquidity9.2/15
79 sales/12mo in area; valuation range width 40%
- property_intelligencetransactions_12mo

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

Evidence

Where every number comes from

portal_listingsprice_changes + first_published_dateSeller motivation · as of 3 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth Valuation methodology

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion
Valuation edge could not be scored
estimate confidence LOW below scoring floor
Rental economics could not be scored
no rent estimate available

Plan

Before you offer

1. Fill the valuation edge gap before relying on the score.
estimate confidence LOW below scoring floor
2. Fill the rental economics gap before relying on the score.
no rent estimate available
3. Fill the stress margin gap before relying on the score.
no rent to stress
4. 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£184,000

Rent Estimate (pcm)-

Gross Yield-

1y Growth-

3y Growth+3.3%

5y Growth+7.9%

10y Growth+8.8%

Last Sold Price£17,000 (1997-07-04)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonModerate
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0M38 9UL

Approval Rate

-12mo

Development

low

NOT/2026/1451
Application to determine if prior approval is required for a proposed installation of 1no. Omni at 21.3m mean mounted on proposed 20m streetworks pole, 1no. Gps antenna at 4.0m mean mounted on proposed streetworks pole, 1no. 3g omni antenna at 4.2m mean mounted on proposed streetworks pole, smart metering equipment enclosure on a root foundation, and 4no. Arqiva concrete bollards
Pending
PA/2026/1352
Application for a lawful development certificate for proposed single-storey rear extension
Approved
PA/2026/1203
Change of use from a dwellinghouse (use class C3) to a 4 bedroom 4 person House in Multiple Occupation (HMO) (use class C4) with erection of a single-storey rear extension and addition of 3no. windows to side elevation
Pending

View Planning Timeline

Ownership

Corporate Ownership43.3%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsNone
Lease Type-
Last Ownership Change1997-07-04
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

5 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£30,495

Population Density-

Owner Occupied25%

Age Distribution

0-15 29%16-64 59%65+ 12%

View Area Profile

Schools Nearby

Dukesgate Academy
0.2 mi
Good
St Paul's Peel CofE Primary School
0.2 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Star Salford Academy
0.5 mi
Report card2026
Ofsted no longer awards a single overall grade.
Wharton Primary School
0.6 mi
Inspected as Wharton Primary School (URN 105897) on 25 Jun 2019

2 of 13 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

89 Cleggs Lane
-
£17k
-

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