23 River View Drive, Salford, M7 1BG

UPRN:10090623344Detached House4 bedsBuilt 2012 onwards

LeaseholdCouncil Tax: Band CEPC: C (77)

Data freshness:Listing· freshPlanning· 4mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

HP Score

/ 100

Strong

Verdict

3 days ago

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Strong fundamentals; flood risk not assessed

Evidence

19 of 21 sources

Sale Estimate

£487,000

£462k - £511kHigh

Estimate

£487k

Range

£462k – £511k

Rent Estimate (pcm)

£3,100

£3k - £3k

Monthly

£3,100

Yield

7.59%

Verdict

Derived from HomePortfolio scores

23 River View Drive earns an INVESTIGATE rating with HP Score 75/100. Investment score 59/100 reflects moderate fundamentals. Walkability is good (75/100). 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 covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

75/ 100

Strong

Investment Score

59/ 100

Moderate

Crime Score

No data

Walkability

75/ 100

High

Transit & Bike

Transit 38Bike 50

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Reduced confidence2 independent sourcesListing checked 2 Nov 2026

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

Valuation edge0/15
claims [AVM -0.6% (HIGH), sold-comps -26.6%, £/sqft -26.5%] → measured edge +0.00pp 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 Oct 2026
- valuation_snapshotsestimate for 10090623344· as of 9 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 13.2%· as of 30 Oct 2026
Rental economics20.7/40
gross yield 7.6%; range width penalty ×1.00
- valuation_snapshotsrent estimate 3100/mo (range 2950-3250)· as of 9 Oct 2026· verify before relying on this
Stress margin2.6/30
stressed cash flow +81/mo, +3% 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 2 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 62 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 2 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 70+ up to £380,000

£367,500£563,500

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£490,000

At the asking price

Monthly rent£3,100/mo

Evidenced range £2,950-£3,250

Interest rate5.4%

Loan to value75%

Cash required: £162,800
Net cash flow: £492/mo
Cash on cash: 3.6%
Score at this price: 38

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.87 - 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 10090623344Valuation edge · as of 9 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 13.2%Valuation edge · as of 30 Oct 2026
valuation_snapshotsrent estimate 3100/mo (range 2950-3250)Rental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 2 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 2 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 3100/mo (range 2950-3250)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 62 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 →

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 £380,000 the deal stops scoring well.
Computed by re-running the score at higher prices.
3. 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£487,000

Rent Estimate (pcm)£3,100

Gross Yield7.59%

1y Growth+122.3%

3y Growth+6.1%

5y Growth+3.9%

10y Growth+4.8%

Last Sold Price£194,950 (2015-09-30)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0M7 1BG

Approval Rate

-12mo

Development

low

OTH/2026/1468
Request for confirmation of compliance of condition 23 (Verification of Acoustic Insulation) attached to planning permission 23/81487/FUL
Pending
PA/2026/1383
Application for a lawful development certificate for existing use as a House in Multiple Occupation (HMO) (Use Class C4).
Pending
OTH/2026/1434
Application for a non material amendment to planning permission to amend the wording of condition 27 (Social value) removing the requirement for the submission of an update report to the Social Value Strategy 12 months following completion of the development.
Pending

View Planning Timeline

Ownership

Corporate Ownership54.7%
Overseas OwnershipNo
Lease Term Remaining237 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2015-09-30
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

15 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£30,495

Population Density-

Owner Occupied30%

Age Distribution

0-15 21%16-64 75%65+ 4%

View Area Profile

Schools Nearby

River View Community Primary School
0.1 mi
Good
Angel Meadow School
0.2 mi
-
The Friars Primary School
0.4 mi
Good
The Cathedral School of St Peter and St John RC Primary
0.5 mi
Report card2026
Ofsted no longer awards a single overall grade.

2 of 10 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

3 River View Drive
-
£335k
-
27 River View Drive
-
£375k
-
28 River View Drive
-
£320k
-
22 River View Drive
-
£425k
-

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