25 Westleigh Street, Manchester, M9 4EF

UPRN:77025007-Beds -Built 1900-1929

Tenure: -Council Tax: Band AEPC: C (70)

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

HP Score

/ 100

Mixed

Verdict

3 days ago

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

Evidence

18 of 21 sources

Sale Estimate

£193,000

£155k - £232kLow

Estimate

£193k

Range

£155k – £232k

Rent Estimate (pcm)

£1,500

£1k - £2k

Monthly

£1,500

Yield

10.29%

Verdict

Derived from HomePortfolio scores

25 Westleigh Street earns an INVESTIGATE rating with HP Score 70/100. Investment score 59/100 reflects moderate fundamentals. Walkability is limited (63/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. 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)Defra 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 Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

70/ 100

Mixed

Investment Score

59/ 100

Moderate

Crime Score

No data

Walkability

63/ 100

Moderate

Transit & Bike

Transit 22Bike 24

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

listing is 'Sold subject to contract' - sale already progressing, not an actionable opportunity

Withholding a score is deliberate. A number built on missing or stale inputs would look more certain than the evidence allows.

Economics

What happens to your money

Your assumptions

Purchase price£175,000

At the asking price

Monthly rent£1,500/mo

Evidenced range £1,400-£1,550

Interest rate5.4%

Loan to value75%

Cash required: £54,800
Net cash flow: £448/mo
Cash on cash: 9.8%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 2.54 - clears the usual 1.25 test. These are your assumptions, not evidence: only the pre-filled rent and price come from the record.

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion

Property risk deep-dive →flood, subsidence, crime, environment - the full domain

Plan

Before you offer

1. 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£193,000

Rent Estimate (pcm)£1,500

Gross Yield10.29%

1y Growth-16.2%

3y Growth+6.1%

5y Growth+7.2%

10y Growth+7.6%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0M9 4EF

Approval Rate

-12mo

Development

low

PLA-2026-000937
Erection of a two storey side extension and a single storey rear extension, including creation of first floor terrace in association with the creation of 1 no. additional self contained apartment (2 flats in total) at first floor and within the roof space and enlargement of ground floor retail unit
Pending
PLA-2026-002030
Advertisement Consent for the installation of 2no. internally illuminated signs.
Pending
PLA-2026-002001
Proposed change in occupation of existing mid-terrace C3 dwelling to C3B residential supported living occupancy by two vulnerable adults with associated live-in care workers.
Pending

View Planning Timeline

Ownership

Corporate Ownership66.9%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease Type-
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

4 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£30,067

Population Density8,020 /km²

Owner Occupied38%

Age Distribution

0-15 29%16-64 61%65+ 10%

View Area Profile

Schools Nearby

Holy Trinity CofE Primary School
0.3 mi
Requires improvement
Moston Lane Community Primary School
0.3 mi
Good
Mount Carmel RC Primary School, a Voluntary Academy
0.4 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
Lily Lane Primary School
0.6 mi
Report card2026
Ofsted no longer awards a single overall grade.

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

View All Schools

Comparables

View All

29 Westleigh Street
-
£160k
-
41 Westleigh Street
-
£207k
-
32 Westleigh Street
-
£147k
-
32 Westleigh Street
-
£174k
-

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