The Willows, Plant Lane, Moston, Sandbach, CW11 3QD

UPRN:100012355800Detached House3 bedsBuilt before 1900

FreeholdCouncil Tax: Band GEPC: F (31)

Data freshness:Listing· freshPlanning· 4mo agoOwnership· freshEPC· 6mo agoRisk· 5mo agoCrime· freshConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 1mo ago

The Willows, Plant Lane, Moston, Sandbach, CW11 3QD

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

18 of 21 sources

Sale Estimate

£891,000

£847k - £936kHigh

Estimate

£891k

Range

£847k – £936k

Rent Estimate (pcm)

£3,950

£4k - £4k

Monthly

£3,950

Yield

5.75%

Verdict

Derived from HomePortfolio scores

The Willows earns an INVESTIGATE rating with HP Score 61/100. Investment score 55/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (1/100). 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 Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

61/ 100

Mixed

Investment Score

55/ 100

Moderate

Crime Score

18/ 100

Moderate

Walkability

1/ 100

Low

Transit & Bike

Transit 34Bike 17

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 13 Nov 2026

This rests largely on a single source. Treat the score as a prompt to investigate, not a conclusion.

Valuation edge0/15
claims [AVM +7.4% (HIGH), sold-comps -46.5%, £/sqft -46.5%] → 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
Market estimate used (HIGH confidence) · snapshot 9 Nov 2026
- valuation_snapshotsestimate for 100012355800· as of 9 Nov 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 20.5%· as of 3 Nov 2026
Rental economics5/40
gross yield 5.7%; range width penalty ×0.85
- valuation_snapshotsrent estimate 3950/mo (range 3600-4300)· as of 9 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -707/mo, -18% 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 13 Nov 2026
Seller motivationNot scored
context, not scored: 1 price cut(s), unknown 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 13 Nov 2026
Risk & liquidity14.6/15
340 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 sensitivity

£619,000£948,500

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£825,000

At the asking price

Monthly rent£3,950/mo

Evidenced range £3,600-£4,300

Interest rate5.4%

Loan to value75%

Cash required: £280,050
Net cash flow: -£50/mo
Cash on cash: -0.2%
Score at this price: 20

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.42 - 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 100012355800Valuation edge · as of 9 Nov 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 20.5%Valuation edge · as of 3 Nov 2026
valuation_snapshotsrent estimate 3950/mo (range 3600-4300)Rental economics · as of 9 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 13 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 13 Nov 2026

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 3950/mo (range 3600-4300)
Seller motivation could not be scored
context, not scored: 1 price cut(s), unknown 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. Ask the agent why the price was reduced and whether a previous sale fell through.
1 price cut(s) recorded on the listing history.
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£891,000

Rent Estimate (pcm)£3,950

Gross Yield5.75%

1y Growth-

3y Growth+2.2%

5y Growth+2.4%

10y Growth+3.2%

Last Sold Price£585,000 (2016-07-06)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningSignificant
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0CW11 3QD

Approval Rate

-12mo

Development

low

26/1568/DSC
Discharge of conditions 4, 6, 10, 17 and 18 on application 25/0446/FUL
Pending
26/0808/DSC
Discharge of conditions 3 and 14 on approval 25/0446/FUL - New dwelling
Pending
26/0633/FUL
Temporary retention of the existing use of the site as a residential caravan site (Sui Generis) for the stationing of a single caravan for a period of two years, including the reversion of the southern area of the site to agricultural use.
Pending

View Planning Timeline

Ownership

Corporate Ownership77.1%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2016-07-06
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

18 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£33,221

Population Density-

Owner Occupied82%

Age Distribution

0-15 18%16-64 66%65+ 16%

View Area Profile

Schools Nearby

Warmingham CofE Primary School
0.8 mi
Good
Elworth CofE Primary School
1.0 mi
Good
Elworth Hall Primary School
1.2 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
Sandbach High School and Sixth Form College
1.7 mi
Good

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

View All Schools

Comparables

View All

The Willows Plant Lane
-
£585k
-
122 Plant Lane
-
£235k
-
Walnut Tree Farm Plant Lane
-
£555k
-
122 Plant Lane
-
£216k
-

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