32 Manor Rise, Arleston, Telford, TF1 2ND

UPRN:452034653Semi-Detached House3 bedsBuilt 1976-1982

FreeholdCouncil Tax: Band BEPC: C (71)

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

32 Manor Rise, Arleston, Telford, TF1 2ND

HP Score

/ 100

Mixed

Verdict

today

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

Evidence

18 of 21 sources

Sale Estimate

£218,000

£207k - £229kHigh

Estimate

£218k

Range

£207k – £229k

Rent Estimate (pcm)

£1,100

£1k - £1k

Monthly

£1,100

Yield

5.08%

Verdict

Derived from HomePortfolio scores

32 Manor Rise earns an INVESTIGATE rating with HP Score 68/100. Investment score 60/100 reflects moderate fundamentals. Crime intensity is moderate. Walkability is limited (60/100). 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

68/ 100

Mixed

Investment Score

60/ 100

Moderate

Crime Score

39/ 100

Elevated

Walkability

60/ 100

Moderate

Transit & Bike

Transit 24Bike 59

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 30 Oct 2026

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

Valuation edge-1.6/15
claims [AVM -19.3% (HIGH), sold-comps -47.7%, £/sqft -47.6%] → measured edge -0.33pp 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 (HIGH confidence) · snapshot 9 Oct 2026
- valuation_snapshotsestimate for 452034653· as of 9 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 23.1%· as of 4 Nov 2026
Rental economics0.6/40
gross yield 5.1%; range width penalty ×0.93
- valuation_snapshotsrent estimate 1100/mo (range 1050-1200)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -418/mo, -38% 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 30 Oct 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 69 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 30 Oct 2026
Risk & liquidity14.6/15
409 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

£195,000£299,000

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£259,995

At the asking price

Monthly rent£1,100/mo

Evidenced range £1,050-£1,200

Interest rate5.4%

Loan to value75%

Cash required: £82,299
Net cash flow: -£116/mo
Cash on cash: -1.7%
Score at this price: 14

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.25 - 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 452034653Valuation edge · as of 9 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 23.1%Valuation edge · as of 4 Nov 2026
valuation_snapshotsrent estimate 1100/mo (range 1050-1200)Rental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 30 Oct 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 30 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 1100/mo (range 1050-1200)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 69 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£218,000

Rent Estimate (pcm)£1,100

Gross Yield5.08%

1y Growth-

3y Growth-0.3%

5y Growth+1.8%

10y Growth+3.3%

Last Sold Price£100,000 (2017-05-31)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonModerate
MiningLow
LandslideSignificant
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0TF1 2ND

Approval Rate

-12mo

Development

low

TWC/2026/0765
Change of Use of a dwellinghouse (Use Class C3) to a residential institution for up to 2no. children aged 5 to 17 (Use Class C2)
Pending
TWC/2026/0666
Erection of a part single storey, part two storey rear and side extension
Approved
TWC/2026/0670
Removal of condition 14 (no residential units shall be occupied until the workshop is demolished) of planning permission TWC/2018/0814 (Demolition of existing workshop and erection of 3no. dwellings and 1no. garage)
Pending

View Planning Timeline

Ownership

Corporate Ownership76.7%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2017-05-31
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

12 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£31,459

Population Density-

Owner Occupied64%

Age Distribution

0-15 22%16-64 64%65+ 14%

View Area Profile

Schools Nearby

Telford College
0.3 mi
-
Short Wood Primary School
0.6 mi
-
The Bridge School
0.6 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Meadows Primary School and Nursery
0.8 mi
Inspected as Meadows Primary School and Nursery (URN 134999) on 24 Nov 2021

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

View All Schools

Comparables

View All

88 Manor Rise
-
£186k
-
44 Manor Rise
-
£200k
-
38 Manor Rise
-
£197k
-
70 Manor Rise
-
£250k
-

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