15 Bellhouse Lane, Grappenhall, Warrington, WA4 2SD

UPRN:100010265018Detached House4 bedsBuilt 1930-1949

FreeholdCouncil Tax: Band EEPC: D (59)

Data freshness:Listing· freshPlanning· 4mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

15 Bellhouse Lane, Grappenhall, Warrington, WA4 2SD

HP Score

/ 100

Strong

Verdict

today

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

Evidence

18 of 21 sources

Sale Estimate

£577,000

£549k - £606kHigh

Estimate

£577k

Range

£549k – £606k

Rent Estimate (pcm)

£2,350

£2k - £3k

Monthly

£2,350

Yield

4.86%

Verdict

Derived from HomePortfolio scores

15 Bellhouse Lane earns an INVESTIGATE rating with HP Score 77/100. Investment score 60/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (59/100). 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 covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

77/ 100

Strong

Investment Score

60/ 100

Moderate

Crime Score

10/ 100

Low

Walkability

59/ 100

Moderate

Transit & Bike

Transit 8Bike 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£580,000

At the asking price

Monthly rent£2,350/mo

Evidenced range £2,150-£2,600

Interest rate5.4%

Loan to value75%

Cash required: £194,300
Net cash flow: -£331/mo
Cash on cash: -2.0%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.20 - below 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£577,000

Rent Estimate (pcm)£2,350

Gross Yield4.86%

1y Growth-

3y Growth-0.2%

5y Growth+2.4%

10y Growth+4.2%

Last Sold Price£460,000 (2021-08-06)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0WA4 2SD

Approval Rate

-12mo

Development

low

2026/00768/FULH
Proposed first floor side extension, garage conversion and external alterations including rendering
Pending
2026/00732/FULH
Demolition of outbuildings and the construction of a single-storey side extension with basement
Pending
2026/00699/FULH
First Floor Side Extension
Pending

View Planning Timeline

Ownership

Corporate Ownership56.3%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2021-08-06
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£34,144

Population Density1,131 /km²

Owner Occupied93%

Age Distribution

0-15 19%16-64 58%65+ 23%

View Area Profile

Schools Nearby

Grappenhall St Wilfrid's CofE Primary School
0.1 mi
Good
Bradshaw Primary School
0.4 mi
Inspected as Bradshaw Community Primary School (URN 110989) on 27 Feb 2019
Thelwall Infant School
0.6 mi
Good
Thelwall Community Junior School
0.9 mi
-

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

View All Schools

Comparables

View All

2 Bellhouse Lane
-
£924k
-
14 Bellhouse Lane
-
£370k
-
9 Bellhouse Lane
-
£412k
-
15 Bellhouse Lane
-
£460k
-

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