38 Woodside Lane, Poynton, Stockport, SK12 1BB

UPRN:100010168459Detached House5 bedsBuilt 1996-2002

FreeholdCouncil Tax: Band GEPC: C (76)

Data freshness:Listing· freshPlanning· 4mo agoEPC· 3mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

38 Woodside Lane, Poynton, Stockport, SK12 1BB

HP Score

/ 100

Strong

Verdict

4 days ago

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

Evidence

19 of 21 sources

Sale Estimate

£1,149,000

£1.09M - £1.21MHigh

Estimate

£1.15M

Range

£1.09M – £1.21M

Rent Estimate (pcm)

£4,200

£4k - £5k

Monthly

£4,200

Yield

4.38%

Verdict

Derived from HomePortfolio scores

38 Woodside Lane earns an INVESTIGATE rating with HP Score 80/100. Investment score 74/100 reflects strong fundamentals. Crime intensity is low. Walkability is limited (68/100). 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 company ownershipHM Land Registry covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

80/ 100

Strong

Investment Score

74/ 100

High

Crime Score

19/ 100

Moderate

Walkability

68/ 100

Moderate

Transit & Bike

Transit 16Bike 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£1,150,000

At the asking price

Monthly rent£4,200/mo

Evidenced range £3,750-£4,700

Interest rate5.4%

Loan to value75%

Cash required: £405,050
Net cash flow: -£974/mo
Cash on cash: -2.9%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.08 - below 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£1,149,000

Rent Estimate (pcm)£4,200

Gross Yield4.38%

1y Growth-9.4%

3y Growth+5.7%

5y Growth+5.4%

10y Growth+5.8%

Last Sold Price£310,000 (2001-04-23)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningLow
LandslideModerate
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0SK12 1BB

Approval Rate

-12mo

Development

low

26/1736/TPO
G1 - Yew x 5. Sensitive reduction around entire canopy on all trees. Reduction by approximately 1m to formalise shape and maintain clearance away from properties and crown lift over pavement. Trees are beginning to encroach onto pavement and towards properties. Management of this nature will retain the shape sensitively with no major change to the look of the trees or their amenity value.
Pending
26/1491/HOUS
Single storey side extension
Pending
26/1498/HOUS
Single storey flat roof porch to front entrance.
Pending

View Planning Timeline

Ownership

Corporate Ownership80.6%
Overseas OwnershipNo
Lease Term Remaining999+ yrs
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2001-04-23
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

17 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£33,221

Population Density-

Owner Occupied80%

Age Distribution

0-15 15%16-64 49%65+ 36%

View Area Profile

Schools Nearby

Vernon Primary School
0.4 mi
Outstanding
Poynton High School
0.6 mi
Good
Lower Park School
0.6 mi
Inspected as Lower Park School (URN 111023) on 21 Nov 2023
St Paul's Catholic Primary School, A Voluntary Academy
0.7 mi
Good

6 of 14 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

31 Woodside Lane
-
£900k
-
5 Woodside Lane
-
£385k
-
39 Woodside Lane
-
£1.10M
-
1 Woodside Lane
-
£425k
-

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