Flat 5, Wentworth Court, Higher Lane, Whitefield, Manchester, M45 7UZ

UPRN:4210002958Flat/Maisonette2 bedsBuilt 1996-2002

LeaseholdCouncil Tax: Band CEPC: D (58)

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

Flat 5, Wentworth Court, Higher Lane, Whitefield, Manchester, M45 7UZ

HP Score

/ 100

Strong

Verdict

today

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

Evidence

15 of 21 sources

Sale Estimate

£217,000

£206k - £227kHigh

Estimate

£217k

Range

£206k – £227k

Rent Estimate (pcm)

£1,100

£1k - £1k

Monthly

£1,100

Yield

6.07%

Verdict

Derived from HomePortfolio scores

Flat 5 earns an INVESTIGATE rating with HP Score 76/100. Investment score 62/100 reflects moderate fundamentals. Walkability is good (75/100). 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 listingsMarket 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 2021HM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

76/ 100

Strong

Investment Score

62/ 100

Moderate

Crime Score

No data

Walkability

75/ 100

High

Transit & Bike

Transit 54Bike 25

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 4 Nov 2026

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

Check before relying on this score: leasehold with no service charge disclosed - the stress test assumes GBP 0. It ranks after every home whose inputs are verified.

Valuation edge0/15
claims [AVM -0.2% (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 4210002958· as of 10 Oct 2026
Rental economics7.9/40
gross yield 6.1%; range width penalty ×0.93
- valuation_snapshotsrent estimate 1100/mo (range 1000-1150)· as of 10 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -255/mo, -23% of rent (6.75% on a 75% loan; disclosed service charge and ground rent); fails the stress - earns nothing; leasehold with no service charge disclosed - the stress assumes GBP 0
- listing_factsservice charge / ground rent from the advert· as of 4 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 0 price cut(s), 106 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 & liquidity14.7/15
215 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

£163,000£250,000

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£217,500

At the asking price

Monthly rent£1,100/mo

Evidenced range £1,000-£1,150

Interest rate5.4%

Loan to value75%

Cash required: £68,400
Net cash flow: £27/mo
Cash on cash: 0.5%
Score at this price: 23

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.50 - 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 4210002958Valuation edge · as of 10 Oct 2026
valuation_snapshotsrent estimate 1100/mo (range 1000-1150)Rental economics · as of 10 Oct 2026 · verify before relying on this
listing_factsservice charge / ground rent from the advertStress margin · as of 4 Nov 2026 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 4 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth

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 1100/mo (range 1000-1150)
Stress margin needs verification before you rely on it
service charge / ground rent from the advert

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£217,000

Rent Estimate (pcm)£1,100

Gross Yield6.07%

1y Growth+7.1%

3y Growth+3.8%

5y Growth+4.2%

10y Growth+5.6%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0M45 7UZ

Approval Rate

-12mo

Development

low

73718
Listed Building Consent for WC layout improvements; heating system, and other minor internal works
Pending
73713
Application to discharge conditions 4 (bike store details), 5 (road surface water management) of planning permission 73136
Pending
73694
Demolish existing conservatory and rear extension; Single storey rear extension; Part first floor rear extension.
Pending

View Planning Timeline

Ownership

Corporate Ownership71.1%
Overseas OwnershipNo
Lease Term Remaining124 yrs
CovenantsNone
Lease TypeLeasehold
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (-)

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£31,687

Population Density-

Owner Occupied59%

Age Distribution

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

View Area Profile

Schools Nearby

Philips High School
0.1 mi
Inspected as Philips High School (URN 105360) on 14 Jun 2022
Higher Lane Primary School
0.1 mi
Report card2025
Ofsted no longer awards a single overall grade.
Whitefield Community Primary School
0.6 mi
Inspected as Whitefield Community Primary School (URN 105310) on 17 Nov 2021
Ribble Drive Community Primary School
0.7 mi
Inspected as Ribble Drive Community Primary School (URN 105300) on 19 Nov 2019

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

View All Schools

Comparables

View All

Wentworth Court Higher Lane
-
£280k
-
Wentworth Court Higher Lane
-
£265k
-
Wentworth Court Higher Lane
-
£218k
-
Wentworth Court Higher Lane
-
£251k
-

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