8 Thorn Road, Paddington, Warrington, WA1 3HQ

UPRN:100010318111Semi-Detached House2 bedsBuilt 1967-1975

FreeholdCouncil Tax: Band BEPC: C (70)

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

8 Thorn Road, Paddington, Warrington, WA1 3HQ

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

17 of 21 sources

Sale Estimate

£224,000

£213k - £235kHigh

Estimate

£224k

Range

£213k – £235k

Rent Estimate (pcm)

£1,250

£1k - £1k

Monthly

£1,250

Yield

6.67%

Verdict

Derived from HomePortfolio scores

8 Thorn Road earns an INVESTIGATE rating with HP Score 73/100. Investment score 60/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (45/100). 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 NationsMarket 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 company ownershipHM Land Registry covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

73/ 100

Mixed

Investment Score

60/ 100

Moderate

Crime Score

12/ 100

Low

Walkability

45/ 100

Mixed

Transit & Bike

Transit 17Bike 53

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£225,000

At the asking price

Monthly rent£1,250/mo

Evidenced range £1,150-£1,300

Interest rate5.4%

Loan to value75%

Cash required: £70,800
Net cash flow: £106/mo
Cash on cash: 1.8%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.65 - clears 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£224,000

Rent Estimate (pcm)£1,250

Gross Yield6.67%

1y Growth+3.5%

3y Growth+0.7%

5y Growth+4.7%

10y Growth+5.0%

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

0WA1 3HQ

Approval Rate

-12mo

Development

low

2026/00800/TPO
Proposed remedial works to x2 trees and fell of x1 tree
Pending
2026/00754/CLDP
single storey rear extension
Pending
2026/00738/CLDP
Proposed conversion of detached garage to living accommodation
Pending

View Planning Timeline

Ownership

Corporate Ownership54.5%
Overseas OwnershipNo
Lease Term Remaining999+ yrs
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

12 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£34,144

Population Density-

Owner Occupied92%

Age Distribution

0-15 17%16-64 57%65+ 26%

View Area Profile

Schools Nearby

Bruche Academy
0.2 mi
Good
St Oswald's Catholic Primary School
0.4 mi
Good
Woolston Brook School
0.4 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Green Lane Community Special School
0.4 mi
-

3 of 11 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

25 Thorn Road
-
£241k
-
24 Thorn Road
-
£245k
-
23 Thorn Road
-
£245k
-
3 Thorn Road
-
£253k
-

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