Leaches Farm, Ashworth Road, Rochdale, OL11 5UN

UPRN:23026609Terrace Property4 bedsBuilt -

FreeholdCouncil Tax: Band DEPC: -

Data freshness:Listing· freshOwnership· freshRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 4mo ago

Leaches Farm, Ashworth Road, Rochdale, OL11 5UN

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

18 of 21 sources

Sale Estimate

£496,000

£397k - £595kLow

Estimate

£496k

Range

£397k – £595k

Rent Estimate (pcm)

£3,200

£3k - £3k

Monthly

£3,200

Yield

4.27%

Verdict

Derived from HomePortfolio scores

Leaches Farm earns an INVESTIGATE rating with HP Score 45/100. Investment score 48/100 reflects below-average fundamentals. Walkability is limited (1/100). 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 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 Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

45/ 100

Mixed

Investment Score

48/ 100

Mixed

Crime Score

No data

Walkability

1/ 100

Low

Transit & Bike

Transit 22Bike 5

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

headline score requires valuation_edge (estimate confidence LOW below scoring floor)

What we could establish

Rental economics0/40
gross yield 4.3%; range width penalty ×0.98
- valuation_snapshotsrent estimate 3200/mo (range 3000-3350)· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,575/mo, -49% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); fails the stress - earns nothing
- underwriting_assumptionscosts not disclosed by the advert· as of 10 Nov 2026
Risk & liquidity9.3/15
381 sales/12mo in area; valuation range width 40%
- property_intelligencetransactions_12mo

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£900,000

At the asking price

Monthly rent£3,200/mo

Evidenced range £3,000-£3,350

Interest rate5.4%

Loan to value75%

Cash required: £306,300
Net cash flow: -£822/mo
Cash on cash: -3.2%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.05 - 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

valuation_snapshotsrent estimate 3200/mo (range 3000-3350)Rental economics · as of 13 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 10 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 10 Nov 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
Valuation edge could not be scored
estimate confidence LOW below scoring floor
Rental economics needs verification before you rely on it
rent estimate 3200/mo (range 3000-3350)

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. Fill the valuation edge gap before relying on the score.
estimate confidence LOW below scoring floor
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£496,000

Rent Estimate (pcm)£3,200

Gross Yield4.27%

1y Growth-

3y Growth+5.1%

5y Growth+5.7%

10y Growth+4.7%

Last Sold Price£500,000 (2021-06-01)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonModerate
MiningLow
LandslideModerate
Air QualityLow
NoiseBelow 40 dB

View Full Risk Report

Planning Activity

Recent Apps

2OL11 5UN

Approval Rate

-12mo

Development

low

PL/2026/0969
SIngle storey front porch with pitched roof
Pending
NOT/2026/0912
Prior notification for an agricultural storage building
Pending
PL/2026/0417
Change of use of land to form residential curtilage, demolition of existing outbuilding and erection of a new detached outbuilding to form garage and study room
Pending

View Planning Timeline

Ownership

Corporate Ownership55.2%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2021-06-01
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

5 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£29,535

Population Density77 /km²

Owner Occupied68%

Age Distribution

0-15 15%16-64 62%65+ 23%

View Area Profile

Schools Nearby

Whittaker Moss Primary School
1.5 mi
Good
Fairfield Community Primary School
1.6 mi
Inspected as Fairfield Community Primary School (URN 105287) on 29 Mar 2023
St Michael's Church of England Primary School, Bamford
1.8 mi
Outstanding
St Joseph and St Bede RC Primary School, a Voluntary Academy
1.8 mi
Report card2026
Ofsted no longer awards a single overall grade.

5 of 11 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Shepherd Hey Ashworth Road
-
£190k
-
Leaches Farm Ashworth Road
-
£500k
-
Cockshouse Farm Ashworth Road
-
£150k
-
Birds Fields Farm Ashworth Road
-
£605k
-

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