Apartment 2, The Riley Building, Derwent Street, Salford, M5 4TA

UPRN:10090623072Flat/Maisonette3 bedsBuilt 2003-2006

LeaseholdCouncil Tax: Band BEPC: C (77)

Data freshness:Listing· freshPlanning· 4mo agoOwnership· freshEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 1mo ago

Apartment 2, The Riley Building, Derwent Street, Salford, M5 4TA

HP Score

/ 100

Mixed

Verdict

today

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

Evidence

19 of 21 sources

Sale Estimate

£225,000

£214k - £236kHigh

Estimate

£225k

Range

£214k – £236k

Rent Estimate (pcm)

£1,550

£1k - £2k

Monthly

£1,550

Yield

8.45%

Verdict

Derived from HomePortfolio scores

Apartment 2 earns an INVESTIGATE rating with HP Score 74/100. Investment score 56/100 reflects moderate fundamentals. Walkability is good (77/100). 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 NationsMarket 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

74/ 100

Mixed

Investment Score

56/ 100

Moderate

Crime Score

No data

Walkability

77/ 100

High

Transit & Bike

Transit 56Bike 50

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Reduced confidence2 independent sourcesLead to verifyListing checked 6 Nov 2026

Fewer independent sources agree, or a component could not be scored.

Check before relying on this score: 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 +2.2% (HIGH), sold-comps +23.3%, £/sqft +23.5%] → 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 10090623072· as of 9 Nov 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 22.2%· as of 8 Nov 2026
Rental economics27.6/40
gross yield 8.5%; range width penalty ×1.00
- valuation_snapshotsrent estimate 1550/mo (range 1450-1600)· as of 9 Nov 2026· verify before relying on this
Stress margin5.2/30
stressed cash flow +81/mo, +5% 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 6 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 3 price cut(s), 481 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 & liquidity14.7/15
290 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 70+ up to £187,000

£165,000£253,000

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£220,000

At the asking price

Monthly rent£1,550/mo

Evidenced range £1,450-£1,600

Interest rate5.4%

Loan to value75%

Cash required: £69,200
Net cash flow: £331/mo
Cash on cash: 5.7%
Score at this price: 50

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 10090623072Valuation edge · as of 9 Nov 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 22.2%Valuation edge · as of 8 Nov 2026
valuation_snapshotsrent estimate 1550/mo (range 1450-1600)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 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 6 Nov 2026

Risks

What could kill this deal

Score confidence is reduced
fewer independent sources agree, or a component could not be scored
Rental economics needs verification before you rely on it
rent estimate 1550/mo (range 1450-1600)
Stress margin needs verification before you rely on it
costs not disclosed by the advert

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. Ask the agent why the price was reduced and whether a previous sale fell through.
3 price cut(s) recorded on the listing history.
3. Set your walk-away price before viewing - above £187,000 the deal stops scoring well.
Computed by re-running the score at higher prices.
4. 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.

Valuation & Market

Sale Estimate£225,000

Rent Estimate (pcm)£1,550

Gross Yield8.45%

1y Growth-28.8%

3y Growth+5.2%

5y Growth+0.4%

10y Growth+5.1%

Last Sold Price£161,975 (2015-09-09)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0M5 4TA

Approval Rate

-12mo

Development

low

PLA-2026-002209
Installation of 1no. externally illuminated projecting sign and 2no. advertisement parasols to external seating area.
Pending
OTH-2026-002115
Non-Material Amendment to Planning Permission 137226/FO/2023 to amend the triggers on Conditions 21 (Phase 1: Material Samples and Specifications), 27 (Phase 1: Radar Mitigation Scheme), (Phase 1: Instrument Flight Procedure Surfaces), 30 (Phase 1: TV Broadband and Radio Reception), 61 (Phase 2: Material Samples and Specifications), 67 (Phase 2: Radar Mitigation Scheme) , 69 (Phase 2: Instrument Flight Procedure Surfaces) and 70 (Phase 2: TV Broadband and Radio Reception).
Pending
PA/2026/1431
Listed building consent for the change of use of ground floor and basement from a physiotherapy clinic (use class E) to 2no. 1 bedroom flats (use class C3), single-storey rear extension beneath existing rear undercroft, and partial demolition of rear wall, internal wall and stud partitions, with associated internal and external alterations
Pending

View Planning Timeline

Ownership

Corporate Ownership18.7%
Overseas OwnershipNo
Lease Term Remaining238 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2015-09-09
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

8 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£30,495

Population Density-

Owner Occupied17%

Age Distribution

0-15 7%16-64 89%65+ 4%

View Area Profile

Schools Nearby

Crown Street Primary School
0.5 mi
-
Primrose Hill Primary School and Children's Centre
0.5 mi
Report card2026
Ofsted no longer awards a single overall grade.
St Joseph's RC Primary School
0.5 mi
Report card2026
Ofsted no longer awards a single overall grade.
St Philip's CofE Primary School
0.5 mi
Good

3 of 12 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

The Riley Building Lowry Wharf
-
£185k
-
The Riley Building Lowry Wharf
-
£210k
-
The Riley Building Lowry Wharf
-
£260k
-
The Riley Building Lowry Wharf
-
£225k
-

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