26 Westbourne Grove, Withington, Manchester, M20 1JA

UPRN:77222598Terrace Property4 bedsBuilt 1900-1929

FreeholdCouncil Tax: Band DEPC: E (39)

Data freshness:Listing· freshPlanning· freshEPC· 5mo agoRisk· 2y agoSchools· 4mo agoAmenities· 1mo agoArea· Census 2021

26 Westbourne Grove, Withington, Manchester, M20 1JA

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

£604,000

£574k - £634kHigh

Estimate

£604k

Range

£574k – £634k

Rent Estimate (pcm)

£3,300

£3k - £4k

Monthly

£3,300

Yield

6.60%

Verdict

Derived from HomePortfolio scores

26 Westbourne Grove 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 NationsMarket 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 company ownershipHM 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 79Bike 47

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceListing checked 23 Oct 2026

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

Valuation edge2.5/15
claims [AVM +0.7% (HIGH), sold-comps +5.8%, £/sqft +5.9%] → 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 (HIGH confidence) · snapshot 9 Oct 2026
- valuation_snapshotsestimate for 77222598· as of 9 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 5.8%· as of 18 Oct 2026
Rental economics0/40
gross yield 3.5% on contractual rent (listing-disclosed tenancy)
- listing_factscontractual rent 1750/mo (tenanted)· as of 23 Oct 2026
Stress margin0/30
stressed cash flow -1,375/mo, -79% 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 23 Oct 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 235 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 23 Oct 2026
Risk & liquidity14.7/15
529 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

£450,000£690,000

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£599,950

At the asking price

Monthly rent£3,300/mo

Evidenced range £3,100-£3,550

Interest rate5.4%

Loan to value75%

Cash required: £201,283
Net cash flow: £260/mo
Cash on cash: 1.5%
Score at this price: 17

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.63 - 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 77222598Valuation edge · as of 9 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 5.8%Valuation edge · as of 18 Oct 2026
listing_factscontractual rent 1750/mo (tenanted)Rental economics · as of 23 Oct 2026
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 23 Oct 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 23 Oct 2026
property_intelligence

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion
Seller motivation could not be scored
context, not scored: 0 price cut(s), 235 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. 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.
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£604,000

Rent Estimate (pcm)£3,300

Gross Yield6.60%

1y Growth+4.4%

3y Growth+2.7%

5y Growth+3.0%

10y Growth+4.8%

Last Sold Price£470,000 (2021-04-09)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

1M20 1JA

Approval Rate

-12mo

Development

low

Manchester/OTH-2026-001968
Discharge of Condition 1 (timescale) attached to planning permission reference 138282/FO/2023.
Pending
Manchester/OTH-2026-001776
Proposed works to Sorbus, Sycamore and two Lime; to crown lift 5m over highway, 2.5m over footpath and reduce off building by 2m.
Pending
Manchester/PLA-2026-001819
Installation of one rooflight to front roof.
Pending

View Planning Timeline