Estate Managers Cottage, Bostock Hall, Bostock Road, Bostock, Middlewich, CW10 9JN

UPRN:100012596899Detached Bungalow4 bedsBuilt -

LeaseholdCouncil Tax: -EPC: -

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

Estate Managers Cottage, Bostock Hall, Bostock Road, Bostock, Middlewich, CW10 9JN

HP Score

/ 100

Mixed

Verdict

today

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

Evidence

19 of 21 sources

Sale Estimate

£836,000

£794k - £878kHigh

Estimate

£836k

Range

£794k – £878k

Rent Estimate (pcm)

£3,400

£3k - £4k

Monthly

£3,400

Yield

8.18%

Verdict

Derived from HomePortfolio scores

Estate Managers Cottage earns an INVESTIGATE rating with HP Score 63/100. Investment score 55/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (10/100). 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 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

63/ 100

Mixed

Investment Score

55/ 100

Moderate

Crime Score

9/ 100

Low

Walkability

10/ 100

Low

Transit & Bike

Transit 25Bike 20

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 9 Nov 2026

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

Check before relying on this score: the estimate sits 40% above the ask. It ranks after every home whose inputs are verified.

Valuation edge0/15
claims [AVM +40.3% (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 13 Oct 2026
- valuation_snapshotsestimate for 100012596899· as of 13 Oct 2026
Rental economics20/40
gross yield 8.2%; range width penalty ×0.79; the estimate this rent rides on sits 40% above the ask - check the rent describes the advertised home
- valuation_snapshotsrent estimate 3400/mo (range 3050-3750)· as of 13 Oct 2026· verify before relying on this
- valuation_snapshotssale estimate 40% above the ask on the same snapshot - verify the rent describes this home· as of 13 Oct 2026· verify before relying on this
Stress margin7.8/30
stressed cash flow +264/mo, +8% 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 9 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 46 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 9 Nov 2026
Risk & liquidity14.6/15
171 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

£424,000£574,000

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£499,000

At the asking price

Monthly rent£3,400/mo

Evidenced range £3,050-£3,750

Interest rate5.4%

Loan to value75%

Cash required: £165,950
Net cash flow: £670/mo
Cash on cash: 4.8%
Score at this price: 42

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 2.02 - 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_snapshotsestimate for 100012596899Valuation edge · as of 13 Oct 2026
valuation_snapshotsrent estimate 3400/mo (range 3050-3750)Rental economics · as of 13 Oct 2026 · verify before relying on this
valuation_snapshotssale estimate 40% above the ask on the same snapshot - verify the rent describes this homeRental economics · as of 13 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 9 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 9 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 3400/mo (range 3050-3750)
Rental economics needs verification before you rely on it
sale estimate 40% above the ask on the same snapshot - verify the rent describes this home

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. 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£836,000

Rent Estimate (pcm)£3,400

Gross Yield8.18%

1y Growth+20.4%

3y Growth+5.7%

5y Growth+3.8%

10y Growth+4.3%

Last Sold Price£750,000 (2022-08-17)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningModerate
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

2CW10 9JN

Approval Rate

-12mo

Development

low

26/02870/FUL
Retrospective application for the erection of a pergola within the rear garden
Pending
26/02428/DSM
Notice of Intention to Install Fixed Line Broadband Apparatus (new 13m medium pole)
Rejected
26/02391/CAT
Various works on various trees (6719, 6720, 6718, 6721, 6717, 6422, 00734, 00733, 6722, 6416, 6724, 6723, 00701, 6730, 6731, 6729, 6728, 00689, 6734, 6727, 6732, 6733) as per tree survey.
Rejected

View Planning Timeline

Ownership

Corporate Ownership71.4%
Overseas OwnershipNo
Lease Term Remaining999+ yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2022-08-17
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

1 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£32,391

Population Density84 /km²

Owner Occupied82%

Age Distribution

0-15 17%16-64 60%65+ 23%

View Area Profile

Schools Nearby

Willow Wood Community Nursery and Primary School
1.3 mi
Inspected as Willow Wood Community Nursery & Primary School (URN 135256) on 6 Jun 2023
Moulton School
1.5 mi
Good
Wharton CofE Primary School
1.6 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
Davenham CofE Primary School
1.9 mi
Inspected as Davenham CofE Primary School (URN 111387) on 16 Jul 2024

5 of 14 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Bostock Hall Bostock Road
-
£499k
-
Bostock Hall Bostock Road
-
£405k
-
Bostock Hall Bostock Road
-
£425k
-
Bostock Hall Bostock Road
-
£314k
-

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