2 Headingley Grove, Stoke-on-Trent, ST4 8FD

UPRN:3455123153Detached House4 bedsBuilt 2003-2006

FreeholdCouncil Tax: Band FEPC: C (75)

Data freshness:Listing· freshPlanning· 5mo agoOwnership· 1mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 4mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 1mo ago

2 Headingley Grove, Stoke-on-Trent, ST4 8FD

HP Score

/ 100

Strong

Verdict

today

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

Evidence

17 of 21 sources

Sale Estimate

£542,000

£514k - £569kHigh

Estimate

£542k

Range

£514k – £569k

Rent Estimate (pcm)

£2,600

£2k - £3k

Monthly

£2,600

Yield

5.79%

Verdict

Derived from HomePortfolio scores

2 Headingley Grove earns an INVESTIGATE rating with HP Score 75/100. Investment score 67/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (53/100). 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)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 covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

75/ 100

Strong

Investment Score

67/ 100

Moderate

Crime Score

23/ 100

Moderate

Walkability

53/ 100

Moderate

Transit & Bike

Transit 13Bike 56

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceListing checked 6 Nov 2026

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

Valuation edge2.5/15
claims [AVM +0.6% (HIGH), sold-comps +12.1%, £/sqft +12.1%] → 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 Nov 2026
- valuation_snapshotsestimate for 3455123153· as of 9 Nov 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 17.9%· as of 4 Nov 2026
Rental economics5.4/40
gross yield 5.8%; range width penalty ×0.85
- valuation_snapshotsrent estimate 2600/mo (range 2400-2850)· as of 9 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -493/mo, -19% 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 6 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 257 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 6 Nov 2026
Risk & liquidity14.6/15
677 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

£404,000£620,000

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£539,000

At the asking price

Monthly rent£2,600/mo

Evidenced range £2,400-£2,850

Interest rate5.4%

Loan to value75%

Cash required: £179,950
Net cash flow: -£19/mo
Cash on cash: -0.1%
Score at this price: 22

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.43 - 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 3455123153Valuation edge · as of 9 Nov 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 17.9%Valuation edge · as of 4 Nov 2026
valuation_snapshotsrent estimate 2600/mo (range 2400-2850)Rental economics · as of 9 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 6 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 6 Nov 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 2600/mo (range 2400-2850)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 257 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. 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£542,000

Rent Estimate (pcm)£2,600

Gross Yield5.79%

1y Growth-

3y Growth+3.9%

5y Growth+1.3%

10y Growth+2.9%

Last Sold Price£374,000 (2018-04-20)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonModerate
MiningLow
LandslideModerate
Air QualityLow
NoiseBelow 40 dB

View Full Risk Report

Planning Activity

Recent Apps

0ST4 8FD

Approval Rate

-12mo

Development

low

26/FUL/00565
Erection of building (B2 Use Class) (retrospective)
Pending
26/DCC/00344
Discharge of conditions 3 (CEMP) and 4 (Written Scheme of Investigation) of permission 71577/FUL
Pending
26/CLP/00359
Certificate of (proposed) lawful development for a si ngle storey rear extension & loft conversion
Pending

View Planning Timeline

Ownership

Corporate Ownership69.2%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2018-04-20
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

7 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£29,041

Population Density1,152 /km²

Owner Occupied86%

Age Distribution

0-15 24%16-64 70%65+ 6%

View Area Profile

Schools Nearby

Strathmore College
0.3 mi
-
Ash Green Primary Academy
0.4 mi
Report card2026
Ofsted no longer awards a single overall grade.
Ormiston Sir Stanley Matthews Academy
0.5 mi
Good
Kemball School
0.5 mi
Good

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

View All Schools

Comparables

View All

6 Headingley Grove
-
£425k
-
5 Headingley Grove
-
£390k
-
2 Headingley Grove
-
£374k
-
12 Headingley Grove
-
£320k
-

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