22 Paddock Rise, Beechwood, Runcorn, WA7 3HL

UPRN:100010228740Mid Terrace House2 bedsBuilt 1976-1982

FreeholdCouncil Tax: Band AEPC: D (68)

Data freshness:Listing· freshPlanning· 3mo agoOwnership· freshEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

22 Paddock Rise, Beechwood, Runcorn, WA7 3HL

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

20 of 21 sources

Sale Estimate

£175,000

£166k - £183kHigh

Estimate

£175k

Range

£166k – £183k

Rent Estimate (pcm)

£1,100

£1k - £1k

Monthly

£1,100

Yield

9.43%

Verdict

Derived from HomePortfolio scores

22 Paddock Rise earns an INVESTIGATE rating with HP Score 71/100. Investment score 64/100 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

71/ 100

Mixed

Investment Score

64/ 100

Moderate

Crime Score

9/ 100

Low

Walkability

24/ 100

Low

Transit & Bike

Transit 10Bike 51

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceLead to verifyListing checked 4 Nov 2026

This rests largely on a single source. Treat the score as a prompt to investigate, not a conclusion.

Check before relying on this score: the estimate sits 20% above the ask. It ranks after every home whose inputs are verified.

Valuation edge2.5/15
claims [AVM +20.0% (HIGH), sold-comps +12.5%, £/sqft +12.4%] → 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 13 Oct 2026
- valuation_snapshotsestimate for 100010228740· as of 13 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 6 comps, dispersion 24.1%· as of 28 Oct 2026
Rental economics35.4/40
gross yield 9.4%; range width penalty ×1.00; the estimate this rent rides on sits 20% above the ask - check the rent describes the advertised home
- valuation_snapshotsrent estimate 1100/mo (range 1050-1150)· as of 13 Oct 2026· verify before relying on this
- valuation_snapshotssale estimate 20% above the ask on the same snapshot - verify the rent describes this home· as of 13 Oct 2026· verify before relying on this
Stress margin8/30
stressed cash flow +88/mo, +8% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); passes the stress
- underwriting_assumptionscosts not disclosed by the advert· as of 4 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 46 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 4 Nov 2026
Risk & liquidity14.7/15
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 sensitivityScores 70+ up to £126,000

£105,000£161,000

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£140,000

At the asking price

Monthly rent£1,100/mo

Evidenced range £1,050-£1,150

Interest rate5.4%

Loan to value75%

Cash required: £43,600
Net cash flow: £289/mo
Cash on cash: 8.0%
Score at this price: 61

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 2.33 - 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 100010228740Valuation edge · as of 13 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 6 comps, dispersion 24.1%Valuation edge · as of 28 Oct 2026
valuation_snapshotsrent estimate 1100/mo (range 1050-1150)Rental economics · as of 13 Oct 2026 · verify before relying on this
valuation_snapshotssale estimate 20% above the ask on the same snapshot - verify the rent describes this homeRental economics · as of 13 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advert

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 1100/mo (range 1050-1150)
Rental economics needs verification before you rely on it
sale estimate 20% above the ask on the same snapshot - verify the rent describes this home

Plan

Before you offer

1. Get two written rental appraisals from local lettings agents.
The market estimate this rent rides on sits far above the asking price, so the rent may describe a different home.
2. Set your walk-away price before viewing - above £126,000 the deal stops scoring well.
Computed by re-running the score at higher prices.
3. 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.
4. Commission a full structural survey, not a basic condition report.
The score prices market evidence, not the fabric of the building.

Valuation & Market

Sale Estimate£175,000

Rent Estimate (pcm)£1,100

Gross Yield9.43%

1y Growth-3.3%

3y Growth+2.0%

5y Growth+4.0%

10y Growth+3.7%

Last Sold Price£96,750 (2019-12-17)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

1WA7 3HL

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
26/00262/COND
Application to discharge condition no.s 10 (Highway Works), 12 (Drainage Strategy), 18 (Bird Box Scheme) and 21 (Contaminated Land Report) of planning permission 23/00018/FUL at
Approved

View Planning Timeline

Ownership

Corporate Ownership68.3%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2019-12-17
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

8 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£29,819

Population Density2,034 /km²

Owner Occupied88%

Age Distribution

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

View Area Profile

Schools Nearby

Hillview Primary School
0.2 mi
Good
Beechwood Primary School
0.3 mi
-
Hallwood Park Primary School and Nursery
0.5 mi
Inspected as Hallwood Park Primary School and Nursery (URN 111210) on 2 Nov 2022
The Cavendish High Academy
0.8 mi
Outstanding

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

View All Schools

Comparables

View All

15 Paddock Rise
-
£220k
-
39 Paddock Rise
-
£230k
-
7 Paddock Rise
-
£225k
-
21 Paddock Rise
-
£131k
-

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