Larchmere, Pine Trees, Mobberley, Knutsford, WA16 7NX

UPRN:100012802189Detached BungalowBeds -Built 1967-1975

FreeholdCouncil Tax: -EPC: E (39)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

Larchmere, Pine Trees, Mobberley, Knutsford, WA16 7NX

HP Score

/ 100

Mixed

Verdict

5 days ago

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

Evidence

17 of 21 sources

Sale Estimate

£925,000

£740k - £1.11MLow

Estimate

£925k

Range

£740k – £1.11M

Rent Estimate (pcm)

£4,700

£4k - £5k

Monthly

£4,700

Yield

Verdict

Derived from HomePortfolio scores

Larchmere earns an INVESTIGATE rating with HP Score 64/100. 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 freehold. 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 covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

64/ 100

Mixed

Investment Score

55/ 100

Moderate

Crime Score

5/ 100

Low

Walkability

10/ 100

Low

Transit & Bike

Transit 9Bike 15

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

listing is 'Sold subject to contract' - sale already progressing, not an actionable opportunity
listing is a other but the valuation basis is the whole house at this UPRN - value evidence is not comparable

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£30,000

At the asking price

Monthly rent£4,700/mo

Evidenced range £4,350-£5,050

Interest rate5.4%

Loan to value75%

Cash required: £8,800
Net cash flow: £3,153/mo
Cash on cash: 429.9%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 46.42 - 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£925,000

Rent Estimate (pcm)£4,700

Gross Yield-

1y Growth-1.7%

3y Growth-1.1%

5y Growth+2.8%

10y Growth+3.6%

Last Sold Price£925,000 (2023-08-02)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0WA16 7NX

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
26/0402/PIP
Permission in principle for the erection of a single dwelling.
Pending

View Planning Timeline

Ownership

Corporate Ownership74.5%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2023-08-02
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 Density-

Owner Occupied81%

Age Distribution

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

View Area Profile

Schools Nearby

Mobberley CofE Primary School
1.3 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
Adelaide Heath Academy
2.1 mi
Good
Manor Park Primary School and Nursery
2.3 mi
Good
St Vincent De Paul Catholic Primary School
2.4 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

View All

5 Pine Trees
-
£520k
-
7 Pine Trees
-
£530k
-
Larchmere Pine Trees
-
£925k
-
12 Pine Trees
-
£1.27M
-

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