18 Cherry Blossom Road, Beechwood, Runcorn, WA7 3HZ

UPRN:100010218724Semi-Detached House2 bedsBuilt 1976-1982

FreeholdCouncil Tax: Band BEPC: C (70)

Data freshness:Listing· freshOwnership· freshEPC· 3mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 1mo ago

18 Cherry Blossom Road, Beechwood, Runcorn, WA7 3HZ

HP Score

/ 100

Mixed

Verdict

2 days ago

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Mixed signals - investigate

Evidence

20 of 21 sources

Sale Estimate

£180,000

£171k - £189kHigh

Estimate

£180k

Range

£171k – £189k

Rent Estimate (pcm)

£1,000

£950 - £1k

Monthly

£1,000

Yield

6.67%

Verdict

Derived from HomePortfolio scores

18 Cherry Blossom Road earns an INVESTIGATE rating with HP Score 72/100. Investment score 68/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (24/100). 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

72/ 100

Mixed

Investment Score

68/ 100

Moderate

Crime Score

9/ 100

Low

Walkability

24/ 100

Low

Transit & Bike

Transit 11Bike 46

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceListing checked 3 Nov 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 +0.0% (HIGH), sold-comps +9.1%, £/sqft +9.3%] → 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 100010218724· as of 9 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 12.7%· as of 7 Nov 2026
Rental economics12/40
gross yield 6.7%; range width penalty ×0.90
- valuation_snapshotsrent estimate 1000/mo (range 950-1100)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -154/mo, -15% 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 3 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 109 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 3 Nov 2026
Risk & liquidity14.6/15
498 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

£135,000£207,000

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£180,000

At the asking price

Monthly rent£1,000/mo

Evidenced range £950-£1,100

Interest rate5.4%

Loan to value75%

Cash required: £56,400
Net cash flow: £85/mo
Cash on cash: 1.8%
Score at this price: 29

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.65 - 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 100010218724Valuation edge · as of 9 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 12.7%Valuation edge · as of 7 Nov 2026
valuation_snapshotsrent estimate 1000/mo (range 950-1100)Rental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 3 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 3 Nov 2026

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion
Rental economics needs verification before you rely on it
rent estimate 1000/mo (range 950-1100)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 109 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 →

Plan

Before you offer

1. Get two written rental appraisals from local lettings agents.
The rent estimate rests on area-level evidence, not lettings on this street.
2. 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.
3. 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£180,000

Rent Estimate (pcm)£1,000

Gross Yield6.67%

1y Growth-

3y Growth+2.0%

5y Growth+4.0%

10y Growth+3.7%

Last Sold Price£89,995 (2003-12-11)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

1WA7 3HZ

Approval Rate

100%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
26/00347/TEL
Application to determine if prior approval is required for the removal of 1no existing 17m lattice tower, 6no existing antennas and 4no existing equipment cabinets to be replaced with 1no new 30m lattice tower, 6no new antennas, 1no new 300mm dish and 1no new equipment cabinet with other associated ancillary works thereto at
Pending
26/00321/COND
Application to discharge condition nos. 4 (Materials), 5 (Boundary Treatment), 8 (Affordable Housing Scheme) and 26 (Carbon Emissions Reduction Scheme) of planning permission 22/00005/FUL at
Pending

View Planning Timeline

Ownership

Corporate Ownership68.3%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2003-12-11
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£29,819

Population Density-

Owner Occupied88%

Age Distribution

0-15 14%16-64 55%65+ 31%

View Area Profile

Schools Nearby

Hillview Primary School
0.0 mi
Good
Beechwood Primary School
0.4 mi
-
Hallwood Park Primary School and Nursery
0.4 mi
Inspected as Hallwood Park Primary School and Nursery (URN 111210) on 2 Nov 2022
Our Lady Mother of the Saviour Catholic Primary School
0.7 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

20 Cherry Blossom Road
-
£295k
-
6 Cherry Blossom Road
-
£210k
-
20 Cherry Blossom Road
-
£155k
-
12 Cherry Blossom Road
-
£165k
-

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