85 Andover Avenue, Middleton, Manchester, M24 1JG

UPRN:23020307End Terrace House2 bedsBuilt 1967-1975

LeaseholdCouncil Tax: Band AEPC: D (67)

Data freshness:Listing· freshPrice Paid· freshPlanning· 6mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 1mo agoArea· Census 2021

85 Andover Avenue, Middleton, Manchester, M24 1JG

HP Score

/ 100

Mixed

Verdict

4 days ago

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

Evidence

18 of 21 sources

Sale Estimate

£179,000

£170k - £188kHigh

Estimate

£179k

Range

£170k – £188k

Rent Estimate (pcm)

£1,300

£1k - £1k

Monthly

£1,300

Yield

9.45%

Verdict

Derived from HomePortfolio scores

85 Andover Avenue earns an INVESTIGATE rating with HP Score 64/100. Investment score 55/100 reflects moderate fundamentals. Walkability is limited (47/100). 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 NationsMarket 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

64/ 100

Mixed

Investment Score

55/ 100

Moderate

Crime Score

No data

Walkability

47/ 100

Mixed

Transit & Bike

Transit 38Bike 26

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Reduced confidence2 independent sourcesLead to verifyListing checked 30 Oct 2026

Fewer independent sources agree, or a component could not be scored.

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 edge2.5/15
claims [AVM +7.8% (HIGH), sold-comps +6.2%, £/sqft +6.4%] → measured edge +0.50pp 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 9 Oct 2026
- valuation_snapshotsestimate for 23020307· as of 9 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 23.2%· as of 22 Oct 2026
Rental economics35.6/40
gross yield 9.5%; range width penalty ×1.00
- valuation_snapshotsrent estimate 1300/mo (range 1250-1350)· as of 9 Oct 2026· verify before relying on this
Stress margin10/30
stressed cash flow +129/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 30 Oct 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 0 price cut(s), 248 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 30 Oct 2026
Risk & liquidity14.6/15
500 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 80+ up to £124,000

£124,000£189,500

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£165,000

At the asking price

Monthly rent£1,300/mo

Evidenced range £1,250-£1,350

Interest rate5.4%

Loan to value75%

Cash required: £51,600
Net cash flow: £343/mo
Cash on cash: 8.0%
Score at this price: 63

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 2.33 - 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 23020307Valuation edge · as of 9 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 23.2%Valuation edge · as of 22 Oct 2026
valuation_snapshotsrent estimate 1300/mo (range 1250-1350)Rental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 30 Oct 2026 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 30 Oct 2026

Risks

What could kill this deal

Score confidence is reduced
fewer independent sources agree, or a component could not be scored
Rental economics needs verification before you rely on it
rent estimate 1300/mo (range 1250-1350)
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. Set your walk-away price before viewing - above £124,000 the deal stops scoring well.
Computed by re-running the score at higher prices.
3. 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.
4. Commission a full structural survey, not a basic condition report.
The score prices market evidence, not the fabric of the building.

Valuation & Market

Sale Estimate£179,000

Rent Estimate (pcm)£1,300

Gross Yield9.45%

1y Growth-

3y Growth+3.2%

5y Growth+3.6%

10y Growth+5.9%

Last Sold Price£112,500 (2020-05-19)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningUnknown
LandslideModerate
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

1M24 1JG

Approval Rate

100%12mo

Development

low

CND/356886/26
Discharge of Condition no's 6 (Site Report/Photo Evidence) and 7 (Landfill Gas Investigation) relating to app no. FUL/354129/25.
Pending
PLA-2026-001366
Erection of a two-storey side extension and a single-storey rear extension and roof alterations.
Pending
TEN/356869/26
64129/MAN464/3V/RYS Removal and replacement of 3 no antennas, 1 no. GPS node and 1 no. equipment cabinet, the installation of an additional cabinet and associated ancillary works thereto.
Approved

View Planning Timeline

Ownership

Corporate Ownership54.4%
Overseas OwnershipNo
Lease Term Remaining999+ yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2020-05-19
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

7 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£29,535

Population Density2,757 /km²

Owner Occupied70%

Age Distribution

0-15 19%16-64 64%65+ 17%

View Area Profile

Schools Nearby

St Thomas More Roman Catholic Primary School, Middleton, Rochdale
0.4 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
St Michael's Church of England Primary School, Alkrington
0.5 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
Alkrington Primary School
0.6 mi
Good
Co-op Academy North Manchester
0.6 mi
Good

4 of 14 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

55 Andover Avenue
-
£180k
-
75 Andover Avenue
-
£183k
-
49 Andover Avenue
-
£160k
-
101 Andover Avenue
-
£170k
-

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