The Tower House, Tower Hill, Rainow, Macclesfield, SK10 5TX

UPRN:100012369833Detached House6 bedsBuilt -

FreeholdCouncil Tax: Band FEPC: -

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

The Tower House, Tower Hill, Rainow, Macclesfield, SK10 5TX

HP Score

/ 100

Mixed

Verdict

6 days ago

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

Evidence

19 of 21 sources

Sale Estimate

£897,000

£852k - £942kHigh

Estimate

£897k

Range

£852k – £942k

Rent Estimate (pcm)

£3,500

£3k - £4k

Monthly

£3,500

Yield

4.94%

Verdict

Derived from HomePortfolio scores

The Tower House earns an INVESTIGATE rating with HP Score 65/100. Investment score 57/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (12/100). 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 SourcesPortal 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

65/ 100

Mixed

Investment Score

57/ 100

Moderate

Crime Score

16/ 100

Moderate

Walkability

12/ 100

Low

Transit & Bike

Transit 12Bike 6

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 3 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 +5.2% (HIGH)] → 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 10 Oct 2026
- valuation_snapshotsestimate for 100012369833· as of 10 Oct 2026
Rental economics0/40
gross yield 4.9%; range width penalty ×0.80
- valuation_snapshotsrent estimate 3500/mo (range 3150-3850)· as of 10 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,143/mo, -33% 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 3 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 41 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 3 Nov 2026
Risk & liquidity14.6/15
471 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

£637,500£977,500

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£850,000

At the asking price

Monthly rent£3,500/mo

Evidenced range £3,150-£3,850

Interest rate5.4%

Loan to value75%

Cash required: £288,800
Net cash flow: -£446/mo
Cash on cash: -1.9%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.22 - 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 100012369833Valuation edge · as of 10 Oct 2026
valuation_snapshotsrent estimate 3500/mo (range 3150-3850)Rental economics · as of 10 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 3 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 3 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth

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 3500/mo (range 3150-3850)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 41 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. 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.
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£897,000

Rent Estimate (pcm)£3,500

Gross Yield4.94%

1y Growth-

3y Growth+0.3%

5y Growth-0.2%

10y Growth+3.3%

Last Sold Price£495,000 (2003-02-26)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningLow
LandslideSignificant
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0SK10 5TX

Approval Rate

-12mo

Development

low

NP/TCA/0726/0688
Medium sized sycamore to pruned back 3 metres from customers car park. The tree is situated west of the car park gate entrance and is visible to the public eye from penny lane opposing the public notice board. The tree is growing over the car parking area causing potential hazards to parked vehicles including falling branches and bird droppings, the customer would also like some additional light to the effected areas.
Approved
NP26/0535
Proposed tree work (see sketch attached) T1 Multi-stemmed Holly (causing damage to monuments) - Fell T2 Horse Chestnut (over mature tree with decay at base and signs of Bleeding Canker) - Reduce end weight on three leaders on the church side by a 2 to 3m reduction, to reduce the risk of major failure over monuments. T3 Beech No action
Decided
26/1818/HOUS
Single storey rear extension, replace existing conservatory, new pitched roof over existing flat roof and replacement porch.
Pending

View Planning Timeline

Ownership

Corporate Ownership75.7%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2003-02-26
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

4 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£33,221

Population Density68 /km²

Owner Occupied83%

Age Distribution

0-15 15%16-64 57%65+ 28%

View Area Profile

Schools Nearby

Rainow Primary School
0.2 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
Bollington St John's CofE Primary School
1.3 mi
Good
Hurdsfield Community Primary School and Nursery
1.4 mi
Inspected as Hurdsfield Community Primary School (URN 111233) on 10 May 2022
Dean Valley Community Primary School
1.8 mi
Good

1 of 13 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Barn 1 Tower Hill
-
£560k
-
Tower Hill Cottage Tower Hill
-
£450k
-
Barn 2 Tower Hill
-
£570k
-
Corn Cottage Tower Hill
-
£290k
-

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