11 Riding Close, Astley, Tyldesley, Manchester, M29 7RG

UPRN:100011735653Detached House3 bedsBuilt -

LeaseholdCouncil Tax: Band DEPC: -AI-Powered Intelligence

Data freshness:Price Paid· 2mo agoPlanning· 3mo agoRisk· freshConnectivity· freshSchools· 3mo agoAmenities· freshArea· Census 2021Council Tax· 5mo ago

11 Riding Close, Astley, Tyldesley, Manchester, M29 7RG

HP Score

/ 100

Strong

Verdict

yesterday

BUY
Strong fundamentals
INVESTIGATE
Mixed signals - investigate
AVOID
High risk factors

Confidence

Medium

Sale Estimate

£361,000

£325k - £397kMedium

Estimate

£361k

Range

£325k – £397k

Rent Estimate (pcm)

£1,600

£1k - £2kMedium

Monthly

£1,600

Yield

3.86%

AI Verdict

Derived from HomePortfolio scores

AI summary

11 Riding Close earns a INVESTIGATE rating with HP Score 61/100. Investment score 48/100 reflects below-average fundamentals. Walkability is limited (36/100). Flood risk is rated very low. Tenure is leasehold. Verdict and headline figures are derived from the live HomePortfolio API; narrative deep-dives below combine real signals with modelled analytics.

Key SourcesZoopla ListingsHP Property IntelligenceOfcom Connected NationsMobile Coveragevalue historyplanning signalsHP Walkability v2ONS Census 2021PlanIt / LA PortalsHMLR CCODHMLR CovenantsHMLR Price PaidEnvironment Agency RoFRaSDefra Noise MapOSM AmenitiesOfsted / GIAS

HP Score

61/ 100

Moderate

Investment Score

48/ 100

Mixed

Crime Score

Low

Walkability

36/ 100

Mixed

Transit & Bike

Mixed

Real Data

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 29 Sept 2026

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

Valuation edge0/40
claims [AVM -38.5% (MEDIUM)] → consensus -38.5% → credited 0.0% after backtest shrinkage; single-source claim - capped pending corroboration
- zoopla_valuationsestimate for 100011735653· as of 12 Aug 2026
Rental economics0/30
gross yield 3.8%; range width penalty ×0.89
- zoopla_valuationsrent estimate 1600/mo (range 1450-1700)· as of 12 Aug 2026· verify before relying on this
Seller motivation0/20
0 price cut(s), 22 days on market; calibration: cuts mark staleness, credited as negotiation context only
- zoopla_listingsprice_changes + first_published_date· as of 29 Sept 2026
Risk & liquidity8.6/10
280 sales/12mo in area; valuation range width 20%
- property_intelligencetransactions_12mo

4 of 4 components scored. Calibrated against 6,141 realised listing→HMLR-sale outcomes, estimates taken as-of listing month. A large discount from one source alone is capped - independent sources must agree before it counts fully.

Economics

What happens to your money

Price sensitivity

£375,000£575,000

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£500,000

At the asking price

Monthly rent£1,600/mo

Evidenced range £1,450-£1,700

Interest rate5.4%

Loan to value75%

Cash required: £166,300
Net cash flow: -£580/mo
Cash on cash: -4.2%
Score at this price: 9

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.95 - below 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

zoopla_valuationsestimate for 100011735653Valuation edge · as of 12 Aug 2026
zoopla_valuationsrent estimate 1600/mo (range 1450-1700)Rental economics · as of 12 Aug 2026
zoopla_listingsprice_changes + first_published_dateSeller motivation · as of 29 Sept 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth Valuation methodology

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 1600/mo (range 1450-1700)

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

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. Treat the discount as unconfirmed - compare recent sold prices on the street yourself before pricing an offer around it.
Only one independent source currently supports the valuation edge.
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£361,000

Rent Estimate (pcm)£1,600

Gross Yield3.86%

1y Growth-

3y Growth+2.0%

5y Growth+4.4%

10y Growth+4.9%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskVery low
Subsidence1
RadonModerate
MiningUnknown
Landslide1
Air QualityUnknown
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0M29 7RG

Approval Rate

-12mo

Development

low

A/26/101565/WTTPO
This tree has already had work previously to reduce over building T1 Crown reduce Oak tree by 2metres no more than 100 mm to second branch over field in rear garden
Pending
A/26/101561/WTTPO
T1 Oak To remove epic growth from trunk and reduce height by 3 metres upto 120mm
Pending
A/26/101564/WTTPO
T1 Oak Crown reduce by 2 metres no more than 100 mm to second branch over house T2 Oak Crown reduce by 2 metres no more than 100 mm to second branch over fields
Pending

View Planning Timeline

Ownership

Corporate Ownership71.3%
Overseas OwnershipNo
Lease Term Remaining999+ yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

3 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median Household Income£28,003

Population Density5,134 /km²

Owner Occupied83%

Age Distribution

0-15 16%16-64 63%65+ 21%

View Area Profile

Schools Nearby

Garrett Hall Primary School
0.2 mi
Outstanding
Holy Family Catholic Primary School
0.5 mi
Good
Tyldesley Primary School
0.5 mi
Good
St Stephen's CofE Primary School
0.6 mi
Report card2026
Ofsted no longer awards a single overall grade.

6 of 14 nearby schools with published figures were oversubscribed in 2025 - demand, not a catchment.

View All Schools

Comparables

View All

19 Riding Close
-
£430k
-
9 Riding Close
-
£260k
-
12 Riding Close
-
£336k
-
21 Riding Close
-
£215k
-

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