66 Winstanley Road, Manchester, M40 7WN

UPRN:10094428728Mid Terrace House2 bedsBuilt -

LeaseholdCouncil Tax: Band BEPC: B (84)

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

4 days ago

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

Evidence

19 of 21 sources

Sale Estimate

£345,000

£311k - £380kMedium

Estimate

£345k

Range

£311k – £380k

Rent Estimate (pcm)

£2,450

£2k - £3k

Monthly

£2,450

Yield

8.05%

Verdict

Derived from HomePortfolio scores

66 Winstanley Road earns an INVESTIGATE rating with HP Score 67/100. Investment score 67/100 reflects moderate fundamentals. Walkability is limited (55/100). 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 2021HM Land Registry company ownershipHM Land Registry covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

67/ 100

Mixed

Investment Score

67/ 100

Moderate

Crime Score

No data

Walkability

55/ 100

Moderate

Transit & Bike

Transit 39Bike 48

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceLead to verifyListing checked 9 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 edge1.3/15
claims [AVM -5.8% (MEDIUM), sold-comps +1.6%, £/sqft +1.6%] → measured edge +0.27pp 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 (MEDIUM confidence) · snapshot 14 Nov 2026
- valuation_snapshotsestimate for 10094428728· as of 14 Nov 2026
- property_comparablessold-evidence family (implied value + £/sqft): 6 comps, dispersion 7.9%· as of 30 Oct 2026
Rental economics2.1/40
gross yield 5.3% on contractual rent (listing-disclosed tenancy)
- listing_factscontractual rent 1600/mo (tenanted)· as of 9 Nov 2026
Stress margin0/30
stressed cash flow -511/mo, -32% of rent (6.75% on a 75% loan; disclosed service charge and ground rent); fails the stress - earns nothing; leasehold with no service charge disclosed - the stress assumes GBP 0
- listing_factsservice charge / ground rent from the advert· as of 9 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 0 price cut(s), 47 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 9 Nov 2026
Risk & liquidity12.8/15
306 sales/12mo in area; valuation range width 20%
- 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 sensitivity

£274,000£419,500

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£365,000

At the asking price

Monthly rent£2,450/mo

Evidenced range £2,350-£2,600

Interest rate5.4%

Loan to value75%

Cash required: £119,050
Net cash flow: £464/mo
Cash on cash: 4.7%
Score at this price: 16

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.99 - 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 10094428728Valuation edge · as of 14 Nov 2026
property_comparablessold-evidence family (implied value + £/sqft): 6 comps, dispersion 7.9%Valuation edge · as of 30 Oct 2026
listing_factscontractual rent 1600/mo (tenanted)Rental economics · as of 9 Nov 2026
listing_factsservice charge / ground rent from the advertStress margin · as of 9 Nov 2026 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 9 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
Stress margin needs verification before you rely on it
service charge / ground rent from the advert
Seller motivation could not be scored
context, not scored: 0 price cut(s), 47 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. 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.
2. 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£345,000

Rent Estimate (pcm)£2,450

Gross Yield8.05%

1y Growth-

3y Growth+3.0%

5y Growth+5.2%

10y Growth+7.0%

Last Sold Price£219,950 (2019-11-27)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonModerate
MiningLow
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0M40 7WN

Approval Rate

-12mo

Development

low

PLA-2026-002145
Listed Building Consent for installation of fire-resistant partitions and 4no. doors to link bridges.
Pending
PLA-2026-002053
Part restrospective application for the erection of a single-storey rear extension.
Pending
OTH-2026-001914
Discharge of Conditions 5 (Contaminated Land), 10 (Construction Management Plan), and 12 (Drainage) attached to Planning Permission 143481/FO/2025.
Pending

View Planning Timeline

Ownership

Corporate Ownership60.6%
Overseas OwnershipNo
Lease Term Remaining240 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2019-11-27
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

19 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£30,067

Population Density4,279 /km²

Owner Occupied27%

Age Distribution

0-15 20%16-64 72%65+ 8%

View Area Profile

Schools Nearby

Park View Community Primary Academy
0.2 mi
Inspected as Park View Community Primary (URN 135279) on 18 Jun 2024
Orchard House Specialist High School
0.3 mi
-
Collyhurst Nursery School
0.3 mi
-
St Patrick's RC Primary School, a Voluntary Academy
0.4 mi
Inspected as St Patrick's RC Primary School (URN 105535) on 16 Nov 2021

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

View All Schools

Comparables

View All

2 Winstanley Road
-
£255k
-
46 Winstanley Road
-
£470k
-
68 Winstanley Road
-
£248k
-
48 Winstanley Road
-
£298k
-

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