16 Farnworth Grove, Worsley, Manchester, M28 1PF

UPRN:10096704889Semi-Detached House3 bedsBuilt -

FreeholdCouncil Tax: Band CEPC: -

Data freshness:Planning· 4mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

16 Farnworth Grove, Worsley, Manchester, M28 1PF

HP Score

/ 100

Mixed

Verdict

4 days ago

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

Evidence

14 of 21 sources

Sale Estimate

£325,000

£309k - £341kHigh

Estimate

£325k

Range

£309k – £341k

Rent Estimate (pcm)

£1,750

£2k - £2k

Monthly

£1,750

Yield

4.48%

Verdict

Derived from HomePortfolio scores

16 Farnworth Grove earns an INVESTIGATE rating with HP Score 71/100. Investment score 50/100 reflects moderate fundamentals. Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is freehold. Every figure here comes from the live HomePortfolio API; anything it does not publish is left out.

Key SourcesPortal listingsMarket 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)ONS Census 2021Police.ukHM Land Registry covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

71/ 100

Mixed

Investment Score

50/ 100

Moderate

Crime Score

No data

Walkability

No data

Transit & Bike

No data

Opportunity

Not scored as an opportunity

We will not put a number on this one.

new-build plot advert 44% above the estimate on its UPRN - the estimate describes another home on the development, not this plot

Withholding a score is deliberate. A number built on missing or stale inputs would look more certain than the evidence allows.

Economics

What happens to your money

Your assumptions

Purchase price£468,995

At the asking price

Monthly rent£1,750/mo

Evidenced range £1,600-£1,850

Interest rate5.4%

Loan to value75%

Cash required: £155,449
Net cash flow: -£371/mo
Cash on cash: -2.9%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.11 - below the usual 1.25 test. These are your assumptions, not evidence: only the pre-filled rent and price come from the record.

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion

Property risk deep-dive →flood, subsidence, crime, environment - the full domain

Plan

Before you offer

1. 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£325,000

Rent Estimate (pcm)£1,750

Gross Yield4.48%

1y Growth-

3y Growth-1.2%

5y Growth+2.4%

10y Growth+4.4%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonModerate
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0M28 1PF

Approval Rate

-12mo

Development

low

A/26/101765/WTTPO
T1 Ash - The tree is showing all signs of Ash dieback chalara and is shedding deadwood into the neighbouring property and Vicarage garden, we suggest a crown reduction by 4m (4000mm) and removal of all deadwood, along with cutting 3m (3000mm) back from lower branches over the neighbours property and children???s play equipment as the tree has previously lost some large dead branches.
Pending
A/26/101631/LUCP
Certificate of Lawful Development for proposed single storey rear extension
Pending
PA/2026/1350
Proposed garage conversion with alterations to the garage roof, including replacement of the existing garage door with a front-facing window.
Pending

View Planning Timeline

Ownership

Corporate Ownership74.3%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (-)

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£31,615

Population Density816 /km²

Owner Occupied84%

Age Distribution

0-15 17%16-64 60%65+ 23%

View Area Profile

Schools Nearby

St John's CofE Primary School Mosley Common
0.2 mi
Good
Holy Family Catholic Primary School
0.4 mi
Good
Boothstown Methodist Primary School
0.5 mi
Report card2026
Ofsted no longer awards a single overall grade.
Garrett Hall Primary School
0.6 mi
Outstanding

3 of 15 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

16 Farnworth Grove
-
£291k
-
2 Farnworth Grove
-
£320k
-
12 Farnworth Grove
-
£420k
-
8 Farnworth Grove
-
£315k
-

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