31 Minton Grove, Stoke-on-Trent, ST2 7QT

UPRN:3455126436Flat/Maisonette2 bedsBuilt 2003-2006

LeaseholdCouncil Tax: Band BEPC: D (55)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 4mo agoAmenities· 2mo agoArea· Census 2021

31 Minton Grove, Stoke-on-Trent, ST2 7QT

HP Score

/ 100

Strong

Verdict

3 days ago

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

Evidence

18 of 21 sources

Sale Estimate

£118,000

£107k - £130kMedium

Estimate

£118k

Range

£107k – £130k

Rent Estimate (pcm)

£750

£750 - £800

Monthly

£750

Yield

6.67%

Verdict

Derived from HomePortfolio scores

31 Minton Grove earns an INVESTIGATE rating with HP Score 79/100. Investment score 68/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (59/100). 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 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

79/ 100

Strong

Investment Score

68/ 100

Moderate

Crime Score

8/ 100

Low

Walkability

59/ 100

Moderate

Transit & Bike

Transit 14Bike 44

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 4 Nov 2026

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

Valuation edge-0.6/15
claims [AVM -14.4% (MEDIUM), sold-comps -95.7%, £/sqft -95.5%] → measured edge -0.12pp of the ask; on later-registered sales an AVM discount carried no edge and a sold-evidence gap at most +0.5pp; asking more than 10% above the estimate (measured -0.33pp)
Market estimate used (MEDIUM confidence) · snapshot 13 Oct 2026
- valuation_snapshotsestimate for 3455126436· as of 13 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 6 comps, dispersion 13.3%· as of 28 Oct 2026
Rental economics13.3/40
gross yield 6.7%; range width penalty ×1.00
- valuation_snapshotsrent estimate 750/mo (range 750-800)· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -148/mo, -20% 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 4 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 41 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 4 Nov 2026
Risk & liquidity12.9/15
299 sales/12mo in area; valuation range width 19%
- 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

£101,000£155,000

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£135,000

At the asking price

Monthly rent£750/mo

Evidenced range £750-£800

Interest rate5.4%

Loan to value75%

Cash required: £42,000
Net cash flow: £64/mo
Cash on cash: 1.8%
Score at this price: 26

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.65 - 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 3455126436Valuation edge · as of 13 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 6 comps, dispersion 13.3%Valuation edge · as of 28 Oct 2026
valuation_snapshotsrent estimate 750/mo (range 750-800)Rental economics · as of 13 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 4 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 4 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 750/mo (range 750-800)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 41 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. 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£118,000

Rent Estimate (pcm)£750

Gross Yield6.67%

1y Growth+12.5%

3y Growth+2.3%

5y Growth+2.8%

10y Growth+4.3%

Last Sold Price£112,500 (2009-10-26)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningLow
LandslideModerate
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0ST2 7QT

Approval Rate

-12mo

Development

low

26/HOU/00481
Single storey side extension
Conditions
26/HOU/00402
Garage Conversion with single storey extension
Pending
26/FUL/00373
Demolition of existing dwelling, construction on new detached dwelling, detached outbuilding, new vehicular access and associated works
Pending

View Planning Timeline

Ownership

Corporate Ownership57.6%
Overseas OwnershipNo
Lease Term Remaining999+ yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2009-10-26
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

15 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£29,041

Population Density2,502 /km²

Owner Occupied80%

Age Distribution

0-15 18%16-64 61%65+ 21%

View Area Profile

Schools Nearby

Hillside Primary School
0.5 mi
GoodImproving
Norton-Le-Moors Primary Academy
0.6 mi
Good
Sporting Stars Academy
0.6 mi
Outstanding
Greenways Primary Academy
0.6 mi
Inspected as Greenways Primary School (URN 124025) on 17 Sep 2013

3 of 13 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

16 Minton Grove
-
£260k
-
4 Minton Grove
-
£235k
-
24 Minton Grove
-
£175k
-
12 Minton Grove
-
£270k
-

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