3 Woodford Gardens, Manchester, M20 2TF

UPRN:77102643Semi-Detached House3 bedsBuilt 1930-1949

FreeholdCouncil Tax: Band DEPC: E (49)

Data freshness:Listing· freshPrice Paid· freshPlanning· freshEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· freshAmenities· 2mo agoArea· Census 2021

HP Score

/ 100

Strong

Verdict

yesterday

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

Evidence

17 of 21 sources

Sale Estimate

£645,000

£581k - £710kMedium

Estimate

£645k

Range

£581k – £710k

Rent Estimate (pcm)

£4,200

£4k - £4k

Monthly

£4,200

Yield

10.08%

Verdict

Derived from HomePortfolio scores

3 Woodford Gardens earns an INVESTIGATE rating with HP Score 75/100. Investment score 54/100 reflects moderate fundamentals. Walkability is good (82/100). 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 2021HM Land Registry covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

75/ 100

Strong

Investment Score

54/ 100

Moderate

Crime Score

No data

Walkability

82/ 100

High

Transit & Bike

Transit 24Bike 48

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£500,000

At the asking price

Monthly rent£4,200/mo

Evidenced range £3,950-£4,450

Interest rate5.4%

Loan to value75%

Cash required: £166,300
Net cash flow: £1,220/mo
Cash on cash: 8.8%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 2.49 - 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£645,000

Rent Estimate (pcm)£4,200

Gross Yield10.08%

1y Growth-

3y Growth+2.6%

5y Growth+3.0%

10y Growth+4.8%

Last Sold Price£256,000 (2010-06-04)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

1M20 2TF

Approval Rate

100%12mo

Development

low

OTH-2026-002043
Discharge of Condition 3 (materials) attached to Planning Permission 139822/FH/2024.
Pending
PLA-2026-001806
Installation of internally illuminated first floor projecting hanging sign.
Pending
NOT-2026-002014
Works to trees - T1 Weeping Willow – remove deadwood; T5 Cotoneaster – coppice to 450mm; T10 Lawson Cypress – reduce to 6m high (& maintain at this level); T11 Lawson Cypress – reduce to 6m high (& maintain at this level); G1 Lawson Cypress – 13 no. trees; reduce in height; G2 Lawson Cypress – 9 no. trees; reduce to 6m high (& maintain at this level); G3 Lawson Cypress – 8 no. trees; reduce to 6m high (& maintain at this level); G4 Laurel – group; reduce to 6m high (& maintain at this level); G5 Laurel – group; reduce to 6m high (& maintain at this level).
Approved

View Planning Timeline

Ownership

Corporate Ownership50.3%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2010-06-04
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

15 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£30,067

Population Density7,028 /km²

Owner Occupied67%

Age Distribution

0-15 17%16-64 62%65+ 21%

View Area Profile

Schools Nearby

Didsbury CofE Primary School
0.3 mi
Good
Beaver Road Primary School
0.5 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
Moor Allerton Preparatory School
0.6 mi
Inspected by ISI
St Catherine's RC Primary School
0.6 mi
Good

2 of 10 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

12 Woodford Gardens
-
£670k
-
17 Woodford Gardens
-
£470k
-
31 Woodford Gardens
-
£578k
-
33 Woodford Gardens
-
£417k
-

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