12 Lincoln Court, Lower Robin Hood Lane, Helsby, Frodsham, WA6 0BW

UPRN:100012376510Flat/Maisonette2 bedsBuilt 1983-1990

LeaseholdCouncil Tax: Band CEPC: D (58)

Data freshness:Listing· freshPlanning· 4mo agoOwnership· 1mo agoEPC· 3mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 1mo ago

12 Lincoln Court, Lower Robin Hood Lane, Helsby, Frodsham, WA6 0BW

HP Score

/ 100

Strong

Verdict

6 days ago

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

Evidence

19 of 21 sources

Sale Estimate

£82,000

£78k - £86kHigh

Estimate

£82k

Range

£78k – £86k

Rent Estimate (pcm)

-- - --

Verdict

Derived from HomePortfolio scores

12 Lincoln Court earns an INVESTIGATE rating with HP Score 75/100. Investment score 63/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (56/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is leasehold. 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

75/ 100

Strong

Investment Score

63/ 100

Moderate

Crime Score

10/ 100

Low

Walkability

56/ 100

Moderate

Transit & Bike

Transit 11Bike 32

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

headline score requires rental_economics (no rent estimate available)

What we could establish

Valuation edge0/15
claims [AVM -0.6% (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 9 Nov 2026
- valuation_snapshotsestimate for 100012376510· as of 9 Nov 2026
Risk & liquidity14.7/15
183 sales/12mo in area; valuation range width 10%
- property_intelligencetransactions_12mo

Withholding a score is deliberate. A number built on missing or stale inputs would look more certain than the evidence allows.

Evidence

Where every number comes from

valuation_snapshotsestimate for 100012376510Valuation edge · as of 9 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 3 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth Valuation methodology

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 could not be scored
no rent estimate available
Stress margin could not be scored
no rent to stress

Plan

Before you offer

1. Ask the agent why the price was reduced and whether a previous sale fell through.
1 price cut(s) recorded on the listing history.
2. Fill the rental economics gap before relying on the score.
no rent estimate available
3. Fill the stress margin gap before relying on the score.
no rent to stress
4. 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£82,000

Rent Estimate (pcm)-

Gross Yield-

1y Growth-0.9%

3y Growth+3.5%

5y Growth+3.9%

10y Growth+3.8%

Last Sold Price£95,000 (2006-06-15)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0WA6 0BW

Approval Rate

-12mo

Development

low

26/02936/DIS
Discharge of condition 13 (remediation verification) of 20/00324/FUL
Pending
26/02754/FUL
Single storey rear extension with decking. Increase in roof height to existing garage and conversion to habitable room
Pending
26/02730/FUL
Single storey rear and side extension and loft conversion with dormer
Approved

View Planning Timeline

Ownership

Corporate Ownership78.1%
Overseas OwnershipNo
Lease Term Remaining999+ yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2006-06-15
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

19 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£32,391

Population Density2,589 /km²

Owner Occupied80%

Age Distribution

0-15 15%16-64 60%65+ 25%

View Area Profile

Schools Nearby

Horn's Mill Primary School
0.6 mi
Good
Helsby Hillside Primary School
0.8 mi
Report card2026
Ofsted no longer awards a single overall grade.
Alvanley and Manley Village School
0.9 mi
Good
Helsby High School
1.0 mi
Good

1 of 12 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Lincoln Court Lower Robin Hood Lane
-
£85k
-
Lincoln Court Lower Robin Hood Lane
-
£74k
-
Lincoln Court Lower Robin Hood Lane
-
£80k
-
Lincoln Court Lower Robin Hood Lane
-
£65k
-

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