2 Buttermere Grove, Beechwood, Runcorn, WA7 2RF

UPRN:100010217636-Beds -Built 1976-1982

Tenure: -Council Tax: Band DEPC: D (66)

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

2 Buttermere Grove, Beechwood, Runcorn, WA7 2RF

HP Score

/ 100

Strong

Verdict

2 days ago

Verdict: AVOID, on a scale of Buy, Investigate, Avoid.
Significant risk factors

Evidence

19 of 21 sources

Sale Estimate

£314,000

£251k - £377kLow

Estimate

£314k

Range

£251k – £377k

Rent Estimate (pcm)

£2,050

£2k - £2k

Monthly

£2,050

Yield

9.46%

Verdict

Derived from HomePortfolio scores

2 Buttermere Grove earns an AVOID rating with HP Score 75/100. Investment score 62/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (44/100). 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

75/ 100

Strong

Investment Score

62/ 100

Moderate

Crime Score

5/ 100

Low

Walkability

44/ 100

Mixed

Transit & Bike

Transit 14Bike 51

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£260,000

At the asking price

Monthly rent£2,050/mo

Evidenced range £1,900-£2,150

Interest rate5.4%

Loan to value75%

Cash required: £82,300
Net cash flow: £542/mo
Cash on cash: 7.9%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 2.34 - 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£314,000

Rent Estimate (pcm)£2,050

Gross Yield9.46%

1y Growth-

3y Growth+2.0%

5y Growth+4.0%

10y Growth+3.7%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0WA7 2RF

Approval Rate

-12mo

Development

low

26/00403/S73
Application under Section 73 of the Town and Country Planning Act to vary the wording of condition 4 of planning permission 25/00281/FUL to allow the kitchen window and family room window on the side elevation to be clear glass and not fixed panel at
Pending
26/00388/FUL
Proposed single storey side and rear extension at
Pending
26/00346/NMA
Application for Non Material Amendment to planning permission 22/00374/FUL (16 apartments) for internal redesign to include laundry, office and communal lounge with additional windows to the rear elevation at
Approved

View Planning Timeline

Ownership

Corporate Ownership68.3%
Overseas OwnershipNo
Lease Term Remaining45 yrs
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£29,819

Population Density2,764 /km²

Owner Occupied90%

Age Distribution

0-15 14%16-64 50%65+ 36%

View Area Profile

Schools Nearby

Beechwood Primary School
0.2 mi
-
Hallwood Park Primary School and Nursery
0.4 mi
Inspected as Hallwood Park Primary School and Nursery (URN 111210) on 2 Nov 2022
The Cavendish High Academy
0.4 mi
Outstanding
Woodside Primary School
0.5 mi
Report card2026
Ofsted no longer awards a single overall grade.

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

View All Schools

Comparables

View All

18 Buttermere Grove
-
£320k
-
20 Buttermere Grove
-
£155k
-
20 Buttermere Grove
-
£124k
-
6 Buttermere Grove
-
£270k
-

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