Pear Tree Farm, Knutsford Road, Alderley Edge, SK9 7SW

UPRN:100012363406Detached House4 bedsBuilt 1900-1929

Tenure: -Council Tax: Band FEPC: G (14)

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

Pear Tree Farm, Knutsford Road, Alderley Edge, SK9 7SW

HP Score

/ 100

Strong

Verdict

6 days ago

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

Evidence

17 of 21 sources

Sale Estimate

£1,844,000

£1.48M - £2.21MLow

Estimate

£1.84M

Range

£1.48M – £2.21M

Rent Estimate (pcm)

£7,650

£7k - £8k

Monthly

£7,650

Yield

12.24%

Verdict

Derived from HomePortfolio scores

Pear Tree Farm earns an INVESTIGATE rating with HP Score 75/100. Investment score 68/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (39/100). 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

75/ 100

Strong

Investment Score

68/ 100

Moderate

Crime Score

8/ 100

Low

Walkability

39/ 100

Mixed

Transit & Bike

Transit 7Bike 12

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

2 live adverts with different prices, types or bedrooms on one UPRN (£750,000-£1,750,000) - several homes collapsed onto one address, so the UPRN's valuation describes none of them

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£750,000

At the asking price

Monthly rent£7,650/mo

Evidenced range £6,950-£8,350

Interest rate5.4%

Loan to value75%

Cash required: £253,800
Net cash flow: £2,765/mo
Cash on cash: 13.1%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 3.02 - 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£1,844,000

Rent Estimate (pcm)£7,650

Gross Yield12.24%

1y Growth-

3y Growth-1.5%

5y Growth+0.4%

10y Growth+2.8%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0SK9 7SW

Approval Rate

-12mo

Development

low

26/0737/HOUS
padel court for domestic use
Pending
26/0536/OUT
Outline application for the erection of 3 detached dwellings on land adjacent to 74 Knutsford Road with all matters reserved except for access, layout and scale.
Pending
25/4587/HOUS
Single storey extension to create living space and additional bedroom with ensuite.
Pending

View Planning Timeline