18 Hallows Avenue, Warrington, WA2 8DU

UPRN:100010286334Semi-Detached House2 bedsBuilt 1930-1949

FreeholdCouncil Tax: Band BEPC: E (41)

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

HP Score

/ 100

Strong

Verdict

5 days ago

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

Evidence

19 of 21 sources

Sale Estimate

£224,000

£213k - £235kHigh

Estimate

£224k

Range

£213k – £235k

Rent Estimate (pcm)

£1,500

£1k - £2k

Monthly

£1,500

Yield

8.37%

Verdict

Derived from HomePortfolio scores

18 Hallows Avenue earns an INVESTIGATE rating with HP Score 78/100. Investment score 58/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is good (74/100). 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

58/ 100

Moderate

Crime Score

12/ 100

Low

Walkability

74/ 100

High

Transit & Bike

Transit 27Bike 63

Walk Score, out of 100

Opportunity

Why this could be an opportunity

High confidence3 independent sourcesListing checked 31 Oct 2026

Every component scored, and three or more independent sources agree.

Valuation edge2.5/15
claims [AVM +4.0% (HIGH), sold-comps +5.3%, £/sqft +5.4%] → 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 9 Oct 2026
- valuation_snapshotsestimate for 100010286334· as of 9 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 6 comps, dispersion 17.7%· as of 1 Nov 2026
Rental economics27/40
gross yield 8.4%; range width penalty ×1.00
- valuation_snapshotsrent estimate 1500/mo (range 1450-1550)· as of 9 Oct 2026· verify before relying on this
Stress margin4.4/30
stressed cash flow +65/mo, +4% 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 31 Oct 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 126 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 31 Oct 2026
Risk & liquidity14.7/15
383 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 £177,500

£161,000£247,000

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£215,000

At the asking price

Monthly rent£1,500/mo

Evidenced range £1,450-£1,550

Interest rate5.4%

Loan to value75%

Cash required: £67,600
Net cash flow: £313/mo
Cash on cash: 5.6%
Score at this price: 49

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 2.07 - 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 100010286334Valuation edge · as of 9 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 6 comps, dispersion 17.7%Valuation edge · as of 1 Nov 2026
valuation_snapshotsrent estimate 1500/mo (range 1450-1550)Rental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 31 Oct 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 31 Oct 2026

Risks

What could kill this deal

Rental economics needs verification before you rely on it
rent estimate 1500/mo (range 1450-1550)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 126 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 →flood, subsidence, crime, environment - the full domain

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 £177,500 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£224,000

Rent Estimate (pcm)£1,500

Gross Yield8.37%

1y Growth-

3y Growth+1.9%

5y Growth+5.1%

10y Growth+5.3%

Last Sold Price£103,000 (2012-08-31)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

2WA2 8DU

Approval Rate

-12mo

Development

low

2026/00830/CLDP
Single Storey Side Extension
Pending
2026/00831/HPA
Single storey rear extension to extend beyond the rear wall by 6.00m, height of 3.00m and height of the eaves to be 2.85m
Pending
2026/00750/ADV
Proposed display board with digital advertisement
Pending

View Planning Timeline

Ownership

Corporate Ownership47.7%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2012-08-31
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 Density5,979 /km²

Owner Occupied89%

Age Distribution

0-15 15%16-64 62%65+ 23%

View Area Profile

Schools Nearby

St Margaret's Church of England Primary School
0.2 mi
Inspected as St Margaret's CofE Voluntary Aided Primary School (URN 131349) on 22 Mar 2023
Beamont Collegiate Academy
0.3 mi
Good
Beamont Primary School
0.4 mi
Good
Warrington St Ann's Church of England Primary Academy
0.4 mi
Inspected as Warrington St Ann's CofE Primary School (URN 111298) on 25 Jun 2024

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

View All Schools

Comparables

View All

12 Hallows Avenue
-
£218k
-
16 Hallows Avenue
-
£119k
-
6 Hallows Avenue
-
£230k
-
10 Hallows Avenue
-
£134k
-

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