10 Merevale Close, Beechwood, Runcorn, WA7 2YQ

UPRN:100010227095Semi-Detached House3 bedsBuilt 1983-1990

FreeholdCouncil Tax: Band BEPC: D (60)

Data freshness:Listing· freshPlanning· 4mo agoOwnership· freshEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 1mo ago

10 Merevale Close, Beechwood, Runcorn, WA7 2YQ

HP Score

/ 100

Mixed

Verdict

3 days ago

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

Evidence

19 of 21 sources

Sale Estimate

£238,000

£226k - £250kHigh

Estimate

£238k

Range

£226k – £250k

Rent Estimate (pcm)

£1,300

£1k - £1k

Monthly

£1,300

Yield

7.09%

Verdict

Derived from HomePortfolio scores

10 Merevale Close earns an INVESTIGATE rating with HP Score 71/100. Investment score 64/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (20/100). 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)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

71/ 100

Mixed

Investment Score

64/ 100

Moderate

Crime Score

5/ 100

Low

Walkability

20/ 100

Low

Transit & Bike

Transit 12Bike 44

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Reduced confidence2 independent sourcesListing checked 3 Nov 2026

Fewer independent sources agree, or a component could not be scored.

Valuation edge2.5/15
claims [AVM +7.6% (HIGH), sold-comps +3.1%, £/sqft +3.2%] → 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 Nov 2026
- valuation_snapshotsestimate for 100010227095· as of 9 Nov 2026
- property_comparablessold-evidence family (implied value + £/sqft): 6 comps, dispersion 19%· as of 6 Nov 2026
Rental economics16.2/40
gross yield 7.1%; range width penalty ×0.97
- valuation_snapshotsrent estimate 1300/mo (range 1250-1400)· as of 9 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -103/mo, -8% 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), 378 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

£165,000£253,000

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£220,000

At the asking price

Monthly rent£1,300/mo

Evidenced range £1,250-£1,400

Interest rate5.4%

Loan to value75%

Cash required: £69,200
Net cash flow: £157/mo
Cash on cash: 2.7%
Score at this price: 33

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.75 - 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 100010227095Valuation edge · as of 9 Nov 2026
property_comparablessold-evidence family (implied value + £/sqft): 6 comps, dispersion 19%Valuation edge · as of 6 Nov 2026
valuation_snapshotsrent estimate 1300/mo (range 1250-1400)Rental economics · as of 9 Nov 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 reduced
fewer independent sources agree, or a component could not be scored
Rental economics needs verification before you rely on it
rent estimate 1300/mo (range 1250-1400)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 378 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£238,000

Rent Estimate (pcm)£1,300

Gross Yield7.09%

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 2YQ

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
26/00386/COU
Proposed change of use, part demolition, reconfiguration and refurbishment of vacant cinema (sui generis) to provide a retail unit (Class E) along with creation of external display area, servicing arrangements including creation of holding area, sprinkler tanks and pump house, and associated works 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 Remaining83 yrs
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

6 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£29,819

Population Density-

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
0.2 mi
Inspected as Hallwood Park Primary School and Nursery (URN 111210) on 2 Nov 2022
Woodside Primary School
0.3 mi
Report card2026
Ofsted no longer awards a single overall grade.
Blessed Carlo Acutis Catholic and Church of England Academy
0.4 mi
Area grades2025
Inspected after Ofsted withdrew the 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

16 Merevale Close
-
£228k
-
12 Merevale Close
-
£230k
-
9 Merevale Close
-
£170k
-
9 Merevale Close
-
£170k
-

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