280 Ashton Road East, Failsworth, Manchester, M35 9HD

UPRN:422000036635Detached House3 bedsBuilt 1967-1975

FreeholdCouncil Tax: Band EEPC: D (67)

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

280 Ashton Road East, Failsworth, Manchester, M35 9HD

HP Score

/ 100

Mixed

Verdict

4 days ago

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Mixed signals - investigate

Evidence

20 of 21 sources

Sale Estimate

£497,000

£447k - £547kMedium

Estimate

£497k

Range

£447k – £547k

Rent Estimate (pcm)

£2,950

£3k - £3k

Monthly

£2,950

Yield

7.87%

Verdict

Derived from HomePortfolio scores

280 Ashton Road East earns an INVESTIGATE rating with HP Score 70/100. Investment score 58/100 reflects moderate fundamentals. Walkability is limited (57/100). 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 company ownershipHM Land Registry covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

70/ 100

Mixed

Investment Score

58/ 100

Moderate

Crime Score

No data

Walkability

57/ 100

Moderate

Transit & Bike

Transit 31Bike 18

Walk Score, out of 100

Opportunity

Why this could be an opportunity

High confidence3 independent sourcesListing checked 3 Nov 2026

Every component scored, and three or more independent sources agree.

Valuation edge2.5/15
claims [AVM +9.5% (MEDIUM), sold-comps +13.0%, £/sqft +13.0%] → 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 (MEDIUM confidence) · snapshot 9 Nov 2026
- valuation_snapshotsestimate for 422000036635· as of 9 Nov 2026
- property_comparablessold-evidence family (implied value + £/sqft): 8 comps, dispersion 10.4%· as of 23 Oct 2026
Rental economics22.1/40
gross yield 7.9%; range width penalty ×0.96
- valuation_snapshotsrent estimate 2950/mo (range 2800-3150)· as of 9 Nov 2026· verify before relying on this
Stress margin4.7/30
stressed cash flow +140/mo, +5% 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: 0 price cut(s), 42 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 & liquidity12.8/15
226 sales/12mo in area; valuation range width 20%
- 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 £360,000

£337,500£517,500

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£450,000

At the asking price

Monthly rent£2,950/mo

Evidenced range £2,800-£3,150

Interest rate5.4%

Loan to value75%

Cash required: £148,800
Net cash flow: £524/mo
Cash on cash: 4.2%
Score at this price: 42

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.94 - 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 422000036635Valuation edge · as of 9 Nov 2026
property_comparablessold-evidence family (implied value + £/sqft): 8 comps, dispersion 10.4%Valuation edge · as of 23 Oct 2026
valuation_snapshotsrent estimate 2950/mo (range 2800-3150)Rental economics · as of 9 Nov 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

Risks

What could kill this deal

Rental economics needs verification before you rely on it
rent estimate 2950/mo (range 2800-3150)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 42 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 →flood, subsidence, crime, environment - the full domain

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. Set your walk-away price before viewing - above £360,000 the deal stops scoring well.
Computed by re-running the score at higher prices.
3. 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.
4. Commission a full structural survey, not a basic condition report.
The score prices market evidence, not the fabric of the building.

Valuation & Market

Sale Estimate£497,000

Rent Estimate (pcm)£2,950

Gross Yield7.87%

1y Growth-

3y Growth+4.5%

5y Growth+4.1%

10y Growth+6.0%

Last Sold Price£183,000 (2003-07-10)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0M35 9HD

Approval Rate

-12mo

Development

low

NMA/356981/26
Non Material Amendment to amend drawing number being incorrect and minor changes to elevations as a result of amendments to building regulations/improvements relating to app no. FUL/352724/24.
Pending
HOU/356982/26
Single storey rear extension.
Pending
CEA/356940/26
1. Certificate of lawfulness for a proposed single storey rear extension to replace the existing conservatory 2. Installation of 3 panel bifolds into rear of existing house, partial conversion of garage into utility room and creation of open plan kitchen-dining-living space.
Pending

View Planning Timeline