7 Kaye Avenue, Culcheth, Warrington, WA3 5SA

UPRN:100010291214Semi-Detached HouseBeds -Built 1950-1966

Tenure: -Council Tax: Band BEPC: E (50)

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

7 Kaye Avenue, Culcheth, Warrington, WA3 5SA

HP Score

/ 100

Strong

Verdict

6 days ago

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

Evidence

16 of 21 sources

Sale Estimate

£248,000

£223k - £273kMedium

Estimate

£248k

Range

£223k – £273k

Rent Estimate (pcm)

£1,300

£1k - £1k

Monthly

£1,300

Yield

7.43%

Verdict

Derived from HomePortfolio scores

7 Kaye Avenue earns an INVESTIGATE rating with HP Score 78/100. Investment score 65/100 reflects moderate fundamentals. Crime intensity is low. Walkability is good (82/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. 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 covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

78/ 100

Strong

Investment Score

65/ 100

Moderate

Crime Score

22/ 100

Moderate

Walkability

82/ 100

High

Transit & Bike

Transit 15Bike 52

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 15% above the ask. It ranks after every home whose inputs are verified.

Valuation edge2.5/15
claims [AVM +15.3% (MEDIUM), sold-comps +8.7%, £/sqft +8.8%] → 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 (MEDIUM confidence) · snapshot 13 Oct 2026
- valuation_snapshotsestimate for 100010291214· as of 13 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 9.1%· as of 29 Oct 2026
Rental economics18.8/40
gross yield 7.4%; range width penalty ×0.97; the estimate this rent rides on sits 15% above the ask - check the rent describes the advertised home
- valuation_snapshotsrent estimate 1300/mo (range 1250-1400)· as of 13 Oct 2026· verify before relying on this
- valuation_snapshotssale estimate 15% above the ask on the same snapshot - verify the rent describes this home· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -60/mo, -5% 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 4 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 47 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 & liquidity12.8/15
520 sales/12mo in area; valuation range width 20%
- 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

£157,500£241,500

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£210,000

At the asking price

Monthly rent£1,300/mo

Evidenced range £1,250-£1,400

Interest rate5.4%

Loan to value75%

Cash required: £66,000
Net cash flow: £191/mo
Cash on cash: 3.5%
Score at this price: 34

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.83 - 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 100010291214Valuation edge · as of 13 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 9.1%Valuation edge · as of 29 Oct 2026
valuation_snapshotsrent estimate 1300/mo (range 1250-1400)Rental economics · as of 13 Oct 2026 · verify before relying on this
valuation_snapshotssale estimate 15% 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 1300/mo (range 1250-1400)
Rental economics needs verification before you rely on it
sale estimate 15% 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. 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£248,000

Rent Estimate (pcm)£1,300

Gross Yield7.43%

1y Growth-

3y Growth+1.9%

5y Growth+3.1%

10y Growth+5.2%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0WA3 5SA

Approval Rate

-12mo

Development

low

2026/00744/HPA
Proposed single-storey rear extension to extend beyond the rear wall by 7.99m, height of 3.99m and height of the eaves to be 2.38m
Pending
2026/00719/FULH
Garage Conversion, detached garage, and external alterations to front facade
Pending
2026/00656/FULH
2-storey rear extension, proposed front dormers and porch.
Pending

View Planning Timeline

Ownership

Corporate Ownership63.4%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease Type-
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

16 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£34,144

Population Density4,014 /km²

Owner Occupied60%

Age Distribution

0-15 20%16-64 56%65+ 24%

View Area Profile

Schools Nearby

Newchurch Community Primary School
0.2 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
Culcheth High School
0.4 mi
Good
Culcheth Community Primary School
0.5 mi
Inspected as Culcheth Community Primary School (URN 111180) on 18 May 2023
Twiss Green Community Primary School
0.5 mi
Good

5 of 14 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

10 Kaye Avenue
-
£270k
-
1 Kaye Avenue
-
£240k
-
4 Kaye Avenue
-
£255k
-
11 Kaye Avenue
-
£145k
-

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