17 Bedford Avenue, Worsley, Manchester, M28 7GG

UPRN:100011345896Semi-Detached House3 bedsBuilt 1930-1949

LeaseholdCouncil Tax: -EPC: C (71)

Data freshness:Planning· 4mo agoEPC· 5mo agoRisk· 2y agoAmenities· 1mo agoArea· Census 2021

Valuation estimateUpdated yesterday

£407,000

Estimated value

Range: £387k - £428k|Last sold: £358k (2025-06-26)

Estimate of £407k for this semi-detached house. 479 sales in M28 in the last 12 months; median £265k.

Estimate confidence

High confidence

Value History

Monthly AVM sale-value estimate

Current estimate

£407k

£387k - £428k - High confidence

Annualised (CAGR)

+1.78%

Over the full window

Peak estimate

£483k

Oct 2024

From peak

-15.73%

Drawdown from peak

AVM estimate (model)Repeat-sales index - M28 district (quarterly)index YoY +2.17%

Growth by window

+2.01%

+7.11%

12m

+11.20%

24m

-14.32%

60m

+0.99%

Rental Market

Monthly

Estimated rent (pcm)

£2,100

/ month

Gross yield

6.19%

Rent ÷ estimated value

Net yield

4.28%

Assumes ~31% running costs (not this property's)

Vacancy trend

12-month change

Market Metrics

6 live signals

Median Area Price

£265k

M28 sales, last 12 months

12m Price Growth

M28 median, Land Registry

Days on Market

67d

M28 average

Sales & Yield

3 metrics

Transactions / 12m

479

M28 sales

Area Gross Yield

3.94%

M28 medians

Last Sold

£358k

2025-06-26

Investment Analysis

Buy-to-let cashflow + capital returns

25% deposit · IO

Purchase

Estimated Value£407,000
SDLT standard£10,350
SDLT BTL surcharge (5%)£20,350
Legal, survey + broker (assumed)£2,100
RefurbishmentNot costed
Total Cost (excl. refurb)£439,800

Funding

Deposit (25%)£101,750
Mortgage (75% LTV)£305,250
Interest Rate (assumed)5.25%
Mortgage TypeInterest Only
Cash Required£134,550

Monthly Returns

Monthly Rent (estimate)£2,100
Mortgage Payment (IO)-£1,335
Management (10%)-£210
Insurance (assumed)-£40
Maintenance (assumed)-£60
Monthly Cashflow, before lease costs (not stated)+£455

Capital Returns

5yr Property Value£449,361
5yr Capital Gain (2.00% pa, historical)+£42,361
5yr Cumulative Rent (net, before lease costs)+£112,038
Less mortgage interest-£80,100
5yr Total Return (before lease costs)+£74,299

Modelled on the estimated value: the property is not on the market. Assumed, as in the PDF report: 25% deposit, 5.25% interest-only mortgage, management 10% of rent, insurance £40/mo, maintenance £60/mo, legal, survey and broker £2,100. Refurbishment, voids and letting fees are not costed. Service charge and ground rent are not stated, so cashflow and returns are before lease costs.

5-Year Projection

BTL · Interest Only

Year	Property Value	Equity	Cashflow (cumulative)	Total Return	ROI
Year 1	£415,140	£109,890	+£5,460	+£13,600	10.1%
Year 2	£423,443	£118,193	+£11,376	+£27,819	20.7%
Year 3	£431,912	£126,662	+£17,758	+£42,670	31.7%
Year 4	£440,550	£135,300	+£24,605	+£58,154	43.2%
Year 5	£449,361	£144,111	+£31,938	+£74,299	55.2%

Modelled on the estimated value: the property is not on the market. Capital growth 2.00% a year is the M28 area's 5-year historical rate (Land Registry medians), not a forecast. Rent grows 2% a year (assumed); management is 10% of each year's rent. Mortgage held interest-only at 5.25% for 5 years. Refurbishment, voids and letting fees are not costed. Service charge and ground rent are not stated, so cashflow and returns are before lease costs. ROI is on cash required (£134,550).

Price Forecast

No forecast available.

Demand & Supply

Median earnings (local authority)

Signal

1,627

Population

Signal

1.6%

Households Deprived

Upside Opportunities

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