272 Spotland Road, Rochdale, OL12 7AG

UPRN:23051071Semi-Detached House5 bedsBuilt before 1900

FreeholdCouncil Tax: Band DEPC: D (66)

Data freshness:Listing· freshPrice Paid· freshPlanning· 6mo agoEPC· 3mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 1mo agoArea· Census 2021Council Tax· 4mo ago

HP Score

/ 100

Strong

Verdict

today

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

Evidence

19 of 21 sources

Sale Estimate

£284,000

£269k - £298kHigh

Estimate

£284k

Range

£269k – £298k

Rent Estimate (pcm)

£1,900

£2k - £2k

Monthly

£1,900

Yield

8.44%

Verdict

Derived from HomePortfolio scores

272 Spotland Road earns an INVESTIGATE rating with HP Score 83/100. Investment score 75/100 reflects strong fundamentals. Walkability is excellent (85/100). 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 SourcesEPC RegisterPortal listingsOfcom Connected NationsOfcom mobile coverageMarket estimates (third-party AVM)Defra 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

75/ 100

High

Crime Score

No data

Walkability

85/ 100

Excellent

Transit & Bike

Transit 58Bike 37

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Reduced confidence2 independent sourcesListing checked 3 Nov 2026

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

Valuation edge0/15
claims [AVM +4.9% (HIGH)] → measured edge +0.00pp 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 10 Oct 2026
- valuation_snapshotsestimate for 23051071· as of 10 Oct 2026
Rental economics27.3/40
gross yield 8.4%; range width penalty ×0.99
- valuation_snapshotsrent estimate 1900/mo (range 1800-2000)· as of 10 Oct 2026· verify before relying on this
Stress margin6.7/30
stressed cash flow +127/mo, +7% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); passes the stress
- underwriting_assumptionscosts not disclosed by the advert· as of 3 Nov 2026
Seller motivationNot scored
context, not scored: 1 price cut(s), 105 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 3 Nov 2026
Risk & liquidity14.6/15
421 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 70+ up to £223,000

£202,500£310,500

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£270,000

At the asking price

Monthly rent£1,900/mo

Evidenced range £1,800-£2,000

Interest rate5.4%

Loan to value75%

Cash required: £85,800
Net cash flow: £404/mo
Cash on cash: 5.7%
Score at this price: 49

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 2.09 - 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 23051071Valuation edge · as of 10 Oct 2026
valuation_snapshotsrent estimate 1900/mo (range 1800-2000)Rental economics · as of 10 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 3 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 3 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth

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 1900/mo (range 1800-2000)
Seller motivation could not be scored
context, not scored: 1 price cut(s), 105 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. Set your walk-away price before viewing - above £223,000 the deal stops scoring well.
Computed by re-running the score at higher prices.
4. 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.

Valuation & Market

Sale Estimate£284,000

Rent Estimate (pcm)£1,900

Gross Yield8.44%

1y Growth-

3y Growth+5.5%

5y Growth+4.9%

10y Growth+5.0%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonModerate
MiningUnknown
LandslideSignificant
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

1OL12 7AG

Approval Rate

100%12mo

Development

low

OTH/2026/0937
Application for works to one Lime Tree (T1) subject to Tree Preservation Order No. 130 comprising of crown lift/epicormic growth removal and lateral crown reduction
Conditions
PL/2026/0652
Change of use of first floor to a self-contained flat, single-storey rear extension featuring access step and alteration to fenestration (Part-retrospective)
Pending
PL/2026/0503
Certificate of Lawfulness for the internal reconfiguration of an existing educational building to create a secure visitor reception and additional classroom accommodation, including the insertion of new windows and doors, in connection with the continued use of the premises for educational purposes (Use Class F1(a)).
Approved

View Planning Timeline

Ownership

Corporate Ownership53.3%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

16 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£29,535

Population Density6,591 /km²

Owner Occupied62%

Age Distribution

0-15 23%16-64 65%65+ 12%

View Area Profile

Schools Nearby

Meanwood Community Nursery and Primary School
0.2 mi
Good
Spotland Primary Academy
0.3 mi
Inspected as Spotland Primary School (URN 105776) on 2 Jul 2024
Falinge Park High School
0.4 mi
Inspected as Falinge Park High School (URN 105837) on 3 Feb 2023
Rochdale Sixth Form College
0.6 mi
-

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

View All Schools

Comparables

View All

276 Spotland Road
-
£150k
-
225 Spotland Road
-
£285k
-
270 Spotland Road
-
£175k
-
225 Spotland Road
-
£285k
-

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