The Croft, Broadoak Lane, Mobberley, Knutsford, WA16 6JP

UPRN:100012364166-Beds -Built 1900-1929

Tenure: -Council Tax: -EPC: D (56)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoEPC· 3mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

The Croft, Broadoak Lane, Mobberley, Knutsford, WA16 6JP

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

15 of 21 sources

Sale Estimate

£1,197,000

£958k - £1.44MLow

Estimate

£1.20M

Range

£958k – £1.44M

Rent Estimate (pcm)

£6,100

£6k - £7k

Monthly

£6,100

Yield

7.51%

Verdict

Derived from HomePortfolio scores

The Croft earns an INVESTIGATE rating with HP Score 63/100. Investment score 55/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (8/100). 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 covenantsPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

63/ 100

Mixed

Investment Score

55/ 100

Moderate

Crime Score

5/ 100

Low

Walkability

8/ 100

Low

Transit & Bike

Transit 5Bike 6

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

headline score requires valuation_edge (estimate confidence LOW below scoring floor)

What we could establish

Rental economics17.5/40
gross yield 7.5%; range width penalty ×0.87; the estimate this rent rides on sits 19% above the ask - check the rent describes the advertised home
- valuation_snapshotsrent estimate 6100/mo (range 5600-6600)· as of 10 Oct 2026· verify before relying on this
- valuation_snapshotssale estimate 19% above the ask on the same snapshot - verify the rent describes this home· as of 10 Oct 2026· verify before relying on this
Stress margin3.9/30
stressed cash flow +240/mo, +4% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); passes the stress
- underwriting_assumptionscosts not disclosed by the advert· as of 6 Nov 2026
Risk & liquidity9.2/15
278 sales/12mo in area; valuation range width 40%
- property_intelligencetransactions_12mo

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£975,000

At the asking price

Monthly rent£6,100/mo

Evidenced range £5,600-£6,600

Interest rate5.4%

Loan to value75%

Cash required: £335,050
Net cash flow: £932/mo
Cash on cash: 3.3%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.85 - 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_snapshotsrent estimate 6100/mo (range 5600-6600)Rental economics · as of 10 Oct 2026 · verify before relying on this
valuation_snapshotssale estimate 19% above the ask on the same snapshot - verify the rent describes this homeRental economics · as of 10 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 6 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 6 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion
Valuation edge could not be scored
estimate confidence LOW below scoring floor
Rental economics needs verification before you rely on it
rent estimate 6100/mo (range 5600-6600)

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. Fill the valuation edge gap before relying on the score.
estimate confidence LOW below scoring floor
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£1,197,000

Rent Estimate (pcm)£6,100

Gross Yield7.51%

1y Growth-

3y Growth-1.1%

5y Growth+2.8%

10y Growth+3.6%

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

0WA16 6JP

Approval Rate

-12mo

Development

low

26/1425/DSC
Discharge of conditions 7 and 8 on approval 24/4718/FUL.
Pending
26/0719/HOUS
Demolish conservatory, two storey rear extension, dormer extension and alterations
Pending
26/0148/FUL
Demolition of existing house and outbuildings, erection of 2no dwellings and creation of new vehicular access.
Pending

View Planning Timeline

Ownership

Corporate Ownership74.5%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease Type-
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

12 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£33,221

Population Density203 /km²

Owner Occupied81%

Age Distribution

0-15 20%16-64 59%65+ 21%

View Area Profile

Schools Nearby

Mobberley CofE Primary School
1.4 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
Adelaide Heath Academy
1.7 mi
Good
Manor Park Primary School and Nursery
1.8 mi
Good
St Vincent De Paul Catholic Primary School
2.0 mi
Inspected as St Vincent De Paul Catholic Primary School (URN 111358) on 23 Nov 2022

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

View All Schools

Comparables

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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