9 The Old Manor, Bentmeadows, Rochdale, OL12 6LF

UPRN:23111863Flat/Maisonette2 bedsBuilt 2007-2011

FreeholdCouncil Tax: -EPC: B (81)

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

9 The Old Manor, Bentmeadows, Rochdale, OL12 6LF

HP Score

/ 100

Strong

Verdict

yesterday

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

Evidence

18 of 21 sources

Sale Estimate

£210,000

£199k - £220kHigh

Estimate

£210k

Range

£199k – £220k

Rent Estimate (pcm)

£1,150

£1k - £1k

Monthly

£1,150

Yield

6.57%

Verdict

Derived from HomePortfolio scores

9 The Old Manor earns an INVESTIGATE rating with HP Score 76/100. Investment score 69/100 reflects moderate fundamentals. Walkability is limited (64/100). 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 covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

76/ 100

Strong

Investment Score

69/ 100

Moderate

Crime Score

No data

Walkability

64/ 100

Moderate

Transit & Bike

Transit 39Bike 35

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 31 Oct 2026

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

Valuation edge0/15
claims [AVM +0.0% (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 9 Oct 2026
- valuation_snapshotsestimate for 23111863· as of 9 Oct 2026
Rental economics11.8/40
gross yield 6.6%; range width penalty ×0.94
- valuation_snapshotsrent estimate 1150/mo (range 1100-1250)· as of 9 Oct 2026· verify before relying on this
- listing_factslisting text signals condition works - budget before trusting any yield· as of 31 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -171/mo, -15% 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 31 Oct 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 249 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 31 Oct 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 sensitivity

£157,500£241,500

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£210,000

At the asking price

Monthly rent£1,150/mo

Evidenced range £1,100-£1,250

Interest rate5.4%

Loan to value75%

Cash required: £66,000
Net cash flow: £87/mo
Cash on cash: 1.6%
Score at this price: 26

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.62 - 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 23111863Valuation edge · as of 9 Oct 2026
valuation_snapshotsrent estimate 1150/mo (range 1100-1250)Rental economics · as of 9 Oct 2026 · verify before relying on this
listing_factslisting text signals condition works - budget before trusting any yieldRental economics · as of 31 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 31 Oct 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 31 Oct 2026

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 1150/mo (range 1100-1250)
Rental economics needs verification before you rely on it
listing text signals condition works - budget before trusting any yield

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 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.
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£210,000

Rent Estimate (pcm)£1,150

Gross Yield6.57%

1y Growth+526.5%

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

0OL12 6LF

Approval Rate

-12mo

Development

low

PL/2026/0794
Conversion of dwelling into 4 apartments, excavation of land, alterations to fenestration and associated works including installation of dropped kerb and landscaping
Pending
PL/2026/0870
Installation of external extraction flue to the rear elevation
Pending
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

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)

15 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£29,535

Population Density-

Owner Occupied68%

Age Distribution

0-15 21%16-64 62%65+ 17%

View Area Profile

Schools Nearby

Falinge Park High School
0.1 mi
Inspected as Falinge Park High School (URN 105837) on 3 Feb 2023
Healey Learning Centre
0.2 mi
Good
Spotland Primary Academy
0.3 mi
Inspected as Spotland Primary School (URN 105776) on 2 Jul 2024
Meanwood Community Nursery and Primary School
0.4 mi
Good

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

View All Schools

Comparables

View All

The Heights Bentmeadows
-
£1.06M
-
The Old Manor Bentmeadows
-
£170k
-
The Old Manor Bentmeadows
-
£180k
-
The Headlands Bentmeadows
-
£380k
-

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