Ashwater House, 10 Blackshaw Lane, Alderley Edge, SK9 7UN

UPRN:100012362963Detached House3 bedsBuilt 1983-1990

FreeholdCouncil Tax: -EPC: D (65)

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

Ashwater House, 10 Blackshaw Lane, Alderley Edge, SK9 7UN

HP Score

/ 100

Strong

Verdict

4 days ago

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

Evidence

18 of 21 sources

Sale Estimate

£1,057,000

£951k - £1.16MMedium

Estimate

£1.06M

Range

£951k – £1.16M

Rent Estimate (pcm)

£4,400

£4k - £5k

Monthly

£4,400

Yield

3.53%

Verdict

Derived from HomePortfolio scores

Ashwater House earns an INVESTIGATE rating with HP Score 80/100. Investment score 69/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (60/100). 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

80/ 100

Strong

Investment Score

69/ 100

Moderate

Crime Score

8/ 100

Low

Walkability

60/ 100

Moderate

Transit & Bike

Transit 9Bike 45

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 5 Nov 2026

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

Valuation edge-0.6/15
claims [AVM -41.4% (MEDIUM), sold-comps -89.7%, £/sqft -89.8%] → measured edge -0.12pp of the ask; on later-registered sales an AVM discount carried no edge and a sold-evidence gap at most +0.5pp; asking more than 10% above the estimate (measured -0.33pp)
Market estimate used (MEDIUM confidence) · snapshot 13 Oct 2026
- valuation_snapshotsestimate for 100012362963· as of 13 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 18.8%· as of 8 Nov 2026
Rental economics0/40
gross yield 3.5%; range width penalty ×0.81
- valuation_snapshotsrent estimate 4400/mo (range 3950-4800)· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -3,203/mo, -73% 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 5 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 33 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 5 Nov 2026
Risk & liquidity12.8/15
527 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

£1,121,000£1,719,000

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£1,495,000

At the asking price

Monthly rent£4,400/mo

Evidenced range £3,950-£4,800

Interest rate5.4%

Loan to value75%

Cash required: £543,050
Net cash flow: -£1,999/mo
Cash on cash: -4.4%
Score at this price: 12

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.87 - below 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 100012362963Valuation edge · as of 13 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 18.8%Valuation edge · as of 8 Nov 2026
valuation_snapshotsrent estimate 4400/mo (range 3950-4800)Rental economics · as of 13 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 5 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 5 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 4400/mo (range 3950-4800)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 33 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. 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£1,057,000

Rent Estimate (pcm)£4,400

Gross Yield3.53%

1y Growth+3.6%

3y Growth-1.5%

5y Growth+0.4%

10y Growth+2.8%

Last Sold Price£1,035,000 (2025-02-18)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningSignificant
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

1SK9 7UN

Approval Rate

-12mo

Development

low

26/2297/TCA
T1 Ash, tree in stage 3 Ash Dieback, fell and re plant with native semi standard tree at different location within garden. T2 Sycamore, fell to allow redesign of garden, re plant with native semi standard tree at different location within garden.
Pending
26/2293/DSC
Discharge of conditions 1-6 on approval 25/1777/FUL
Pending
26/1678/HOUS
demolition of existing conservatory and existing chimney with inglenook; new single storey side extension, single storey rear extension, front porch extension and internal remodelling
Pending

View Planning Timeline

Ownership

Corporate Ownership66.5%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2025-02-18
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

15 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£33,221

Population Density378 /km²

Owner Occupied84%

Age Distribution

0-15 13%16-64 54%65+ 33%

View Area Profile

Schools Nearby

The Ryleys School
0.2 mi
Inspected by ISI
Alderley Edge Community Primary School
0.4 mi
Inspected as Alderley Edge Community Primary School (URN 111008) on 17 Dec 2024
Lindow Community Primary School
1.0 mi
Good
Nether Alderley Primary School
1.0 mi
Report card2026
Ofsted no longer awards a single overall grade.

5 of 10 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

10 Blackshaw Lane
-
£1.03M
-
10 Blackshaw Lane
-
£900k
-
6 Blackshaw Lane
-
£1.40M
-
11 Blackshaw Lane
-
£810k
-

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