83 Weston Road, Runcorn, WA7 4LB

UPRN:100010235216Detached House6 bedsBuilt before 1900

FreeholdCouncil Tax: Band FEPC: C (75)

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

HP Score

/ 100

Strong

Verdict

5 days ago

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

Evidence

20 of 21 sources

Sale Estimate

£790,000

£632k - £947kLow

Estimate

£790k

Range

£632k – £947k

Rent Estimate (pcm)

£5,100

£5k - £5k

Monthly

£5,100

Yield

8.74%

Verdict

Derived from HomePortfolio scores

83 Weston Road earns an INVESTIGATE rating with HP Score 78/100. Investment score 73/100 reflects strong fundamentals. Crime intensity is low. Walkability is limited (66/100). 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

78/ 100

Strong

Investment Score

73/ 100

High

Crime Score

15/ 100

Moderate

Walkability

66/ 100

Moderate

Transit & Bike

Transit 21Bike 37

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Reduced confidence2 independent sourcesListing checked 6 Nov 2026

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

Valuation edge0/15
claims [sold-comps -11.8%, £/sqft -11.8%] → measured edge +0.00pp of the ask; on later-registered sales an AVM discount carried no edge and a sold-evidence gap at most +0.5pp; AVM excluded (estimate confidence LOW below scoring floor)
estimate confidence LOW below scoring floor · snapshot 10 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 6 comps, dispersion 22.9%· as of 9 Nov 2026
Rental economics28.3/40
gross yield 8.7%; range width penalty ×0.95
- valuation_snapshotsrent estimate 5100/mo (range 4800-5450)· as of 10 Oct 2026· verify before relying on this
Stress margin13/30
stressed cash flow +665/mo, +13% 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 6 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 81 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 6 Nov 2026
Risk & liquidity9.3/15
498 sales/12mo in area; valuation range width 40%
- 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 £577,500

£525,000£805,000

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£700,000

At the asking price

Monthly rent£5,100/mo

Evidenced range £4,800-£5,450

Interest rate5.4%

Loan to value75%

Cash required: £236,300
Net cash flow: £1,168/mo
Cash on cash: 5.9%
Score at this price: 51

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 2.16 - 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

property_comparablessold-evidence family (implied value + £/sqft): 6 comps, dispersion 22.9%Valuation edge · as of 9 Nov 2026
valuation_snapshotsrent estimate 5100/mo (range 4800-5450)Rental economics · as of 10 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 6 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 6 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth

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 5100/mo (range 4800-5450)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 81 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. Set your walk-away price before viewing - above £577,500 the deal stops scoring well.
Computed by re-running the score at higher prices.
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£790,000

Rent Estimate (pcm)£5,100

Gross Yield8.74%

1y Growth-

3y Growth+2.0%

5y Growth+4.0%

10y Growth+3.7%

Last Sold Price£485,000 (2016-07-13)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0WA7 4LB

Approval Rate

-12mo

Development

low

26/00426/TPO
Proposed work to tree covered by TPO 087: remove sycamore in rear garden that has brown rot at
Pending
26/00407/TCA
Proposed work to tree standing in a conservation area: Sycamore tree situated in front garden, removal of tree to ground level with stump remaining at
Pending
26/00396/TPO
Proposed work to Pine tree in front garden covered by TPO 060: branch removals to clear phone lines, to improve crown balance and work to lower crown to give 2.5m clearance for pedestrians at
Pending

View Planning Timeline

Ownership

Corporate Ownership68.3%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2016-07-13
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

11 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£29,819

Population Density548 /km²

Owner Occupied72%

Age Distribution

0-15 16%16-64 68%65+ 16%

View Area Profile

Schools Nearby

Weston Point Primary Academy
0.1 mi
Inspected as Weston Point Community Primary School (URN 111002) on 15 Nov 2022
Weston Primary School
0.5 mi
GoodConcerns
Weston Point College
0.7 mi
Good
St Clement's Catholic Primary School
0.7 mi
-

1 of 12 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Weston Court Weston Road
-
£147k
-
Weston Court Weston Road
-
£86k
-
Weston Court Weston Road
-
£83k
-
Weston Court Weston Road
-
£115k
-

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