Apartment 517, 55 Queen Street, Salford, M3 7GX

UPRN:10095867348Flat/Maisonette2 bedsBuilt 2022

LeaseholdCouncil Tax: Band DEPC: B (85)

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

Apartment 517, 55 Queen Street, Salford, M3 7GX

HP Score

/ 100

Strong

Verdict

today

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

Evidence

20 of 21 sources

Sale Estimate

£329,000

£312k - £345kHigh

Estimate

£329k

Range

£312k – £345k

Rent Estimate (pcm)

£2,050

£2k - £2k

Monthly

£2,050

Yield

6.68%

Verdict

Derived from HomePortfolio scores

Apartment 517 earns an INVESTIGATE rating with HP Score 83/100. Investment score 66/100 reflects moderate fundamentals. Walkability is excellent (91/100). 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 company ownershipHM Land Registry covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

83/ 100

Strong

Investment Score

66/ 100

Moderate

Crime Score

No data

Walkability

91/ 100

Excellent

Transit & Bike

Transit 59Bike 51

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 7 Nov 2026

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

Valuation edge-1.6/15
claims [AVM -11.9% (HIGH), sold-comps -12.9%, £/sqft -12.8%] → measured edge -0.33pp of the ask; on later-registered sales an AVM discount carried no edge and a sold-evidence gap at most +0.5pp; asking more than 10% above the estimate (measured -0.33pp)
Market estimate used (HIGH confidence) · snapshot 9 Nov 2026
- valuation_snapshotsestimate for 10095867348· as of 9 Nov 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 5.6%· as of 24 Oct 2026
Rental economics13.5/40
gross yield 6.7%; range width penalty ×1.00
- valuation_snapshotsrent estimate 2050/mo (range 1950-2150)· as of 9 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -449/mo, -22% of rent (6.75% on a 75% loan; disclosed service charge and ground rent); fails the stress - earns nothing
- listing_factsservice charge / ground rent from the advert· as of 7 Nov 2026
Seller motivationNot scored
context, not scored: 1 price cut(s), 305 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 7 Nov 2026
Risk & liquidity14.6/15
456 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 sensitivity

£276,000£423,000

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£368,000

At the asking price

Monthly rent£2,050/mo

Evidenced range £1,950-£2,150

Interest rate5.4%

Loan to value75%

Cash required: £120,100
Net cash flow: £177/mo
Cash on cash: 1.8%
Score at this price: 26

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.65 - 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 10095867348Valuation edge · as of 9 Nov 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 5.6%Valuation edge · as of 24 Oct 2026
valuation_snapshotsrent estimate 2050/mo (range 1950-2150)Rental economics · as of 9 Nov 2026 · verify before relying on this
listing_factsservice charge / ground rent from the advertStress margin · as of 7 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 7 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 2050/mo (range 1950-2150)
Seller motivation could not be scored
context, not scored: 1 price cut(s), 305 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. Ask the agent why the price was reduced and whether a previous sale fell through.
1 price cut(s) recorded on the listing history.
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£329,000

Rent Estimate (pcm)£2,050

Gross Yield6.68%

1y Growth-

3y Growth+6.3%

5y Growth+3.4%

10y Growth+6.0%

Last Sold Price£333,606 (2022-10-05)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0M3 7GX

Approval Rate

-12mo

Development

low

PLA-2026-001981
Listed Building Consent for the installation of internal signage and internal works.
Pending
PLA-2026-002048
Listed Building Consent for installation of internal signage plaques to Levels 9 and 10.
Pending
PLA-2026-001900
Installation of 2no. internally illuminated fascia signs and 1no. internally illuminated projecting sign.
Pending

View Planning Timeline

Ownership

Corporate Ownership10.3%
Overseas OwnershipNo
Lease Term Remaining244 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2022-10-05
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

18 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£30,495

Population Density16,306 /km²

Owner Occupied12%

Age Distribution

0-15 4%16-64 95%65+ 1%

View Area Profile

Schools Nearby

The Friars Primary School
0.2 mi
Good
The Cathedral School of St Peter and St John RC Primary
0.3 mi
Report card2026
Ofsted no longer awards a single overall grade.
Chetham's School of Music
0.4 mi
Inspected by ISI
Angel Meadow School
0.5 mi
-

3 of 7 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

55 Queen Street
-
£182k
-
55 Queen Street
-
£167k
-
55 Queen Street
-
£314k
-
55 Queen Street
-
£345k
-

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