5 Whitestone Road, Manchester, M12 5TZ

UPRN:10093073832Semi-Detached House2 bedsBuilt -

LeaseholdCouncil Tax: Band AEPC: B (87)

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

HP Score

/ 100

Mixed

Verdict

3 days ago

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

Evidence

18 of 21 sources

Sale Estimate

£254,000

£241k - £266kHigh

Estimate

£254k

Range

£241k – £266k

Rent Estimate (pcm)

£1,800

£2k - £2k

Monthly

£1,800

Yield

9.00%

Verdict

Derived from HomePortfolio scores

5 Whitestone Road earns an INVESTIGATE rating with HP Score 71/100. Investment score 76/100 reflects strong fundamentals. Walkability is limited (51/100). 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

71/ 100

Mixed

Investment Score

76/ 100

High

Crime Score

No data

Walkability

51/ 100

Moderate

Transit & Bike

Transit 42Bike 37

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceLead to verifyListing checked 10 Nov 2026

This rests largely on a single source. Treat the score as a prompt to investigate, not a conclusion.

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 edge0/15
claims [AVM +5.5% (HIGH), sold-comps -4.8%, £/sqft -4.9%] → 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 12 Oct 2026
- valuation_snapshotsestimate for 10093073832· as of 12 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 17.2%· as of 27 Oct 2026
Rental economics31.3/40
gross yield 9.0%; range width penalty ×0.98
- valuation_snapshotsrent estimate 1800/mo (range 1700-1900)· as of 12 Oct 2026· verify before relying on this
Stress margin10/30
stressed cash flow +180/mo, +10% 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 10 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 2 price cut(s), 52 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 10 Nov 2026
Risk & liquidity14.7/15
77 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 £216,000

£180,000£276,000

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£240,000

At the asking price

Monthly rent£1,800/mo

Evidenced range £1,700-£1,900

Interest rate5.4%

Loan to value75%

Cash required: £75,600
Net cash flow: £436/mo
Cash on cash: 6.9%
Score at this price: 56

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 2.22 - 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 10093073832Valuation edge · as of 12 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 17.2%Valuation edge · as of 27 Oct 2026
valuation_snapshotsrent estimate 1800/mo (range 1700-1900)Rental economics · as of 12 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 10 Nov 2026 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 10 Nov 2026

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion
Rental economics needs verification before you rely on it
rent estimate 1800/mo (range 1700-1900)
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.
2 price cut(s) recorded on the listing history.
3. Set your walk-away price before viewing - above £216,000 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£254,000

Rent Estimate (pcm)£1,800

Gross Yield9.00%

1y Growth-

3y Growth+2.5%

5y Growth+5.0%

10y Growth+4.4%

Last Sold Price£131,995 (2016-05-13)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonModerate
MiningSignificant
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0M12 5TZ

Approval Rate

-12mo

Development

low

PLA-2026-001158
Erection of building to provide a new hall and 3 SEND classrooms, including an internal plant room and 1 padel court.
Pending
PLA-2026-002171
Erection of a two storey rear and part single/part two storey side extension together with single storey front extension.
Pending
PLA-2026-001490
Erection of single storey side extension and part two storey rear extension.
Pending

View Planning Timeline

Ownership

Corporate Ownership43%
Overseas OwnershipNo
Lease Term Remaining188 yrs
CovenantsNone
Lease TypeLeasehold
Last Ownership Change2016-05-13
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£30,067

Population Density5,230 /km²

Owner Occupied32%

Age Distribution

0-15 29%16-64 64%65+ 7%

View Area Profile

Schools Nearby

Armitage CofE Primary School
0.3 mi
-
All Saints Primary School
0.4 mi
GoodConcerns
Bridge College
0.4 mi
-
St Francis RC Primary School, A Voluntary Academy
0.5 mi
Inspected as St Francis RC Primary School (URN 105529) on 7 Mar 2023

4 of 11 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

6 Whitestone Road
-
£150k
-
9 Whitestone Road
-
£210k
-
7 Whitestone Road
-
£135k
-
9 Whitestone Road
-
£156k
-

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