Meadow Gate, Breach House Lane, Mobberley, Knutsford, WA16 7NS

UPRN:100012802281Detached House3 bedsBuilt before 1900

FreeholdCouncil Tax: Band DEPC: F (36)

Data freshness:Listing· freshPlanning· 4mo agoOwnership· freshEPC· 6mo agoRisk· 5mo agoCrime· freshConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 1mo ago

Meadow Gate, Breach House Lane, Mobberley, Knutsford, WA16 7NS

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

17 of 21 sources

Sale Estimate

£922,000

£737k - £1.11MLow

Estimate

£922k

Range

£737k – £1.11M

Rent Estimate (pcm)

£4,700

£4k - £5k

Monthly

£4,700

Yield

5.67%

Verdict

Derived from HomePortfolio scores

Meadow Gate earns an INVESTIGATE rating with HP Score 51/100. Investment score 50/100 reflects moderate fundamentals. Crime intensity is moderate. Walkability is limited (4/100). 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

51/ 100

Mixed

Investment Score

50/ 100

Moderate

Crime Score

43/ 100

Elevated

Walkability

4/ 100

Low

Transit & Bike

Transit 35Bike 12

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 economics4.8/40
gross yield 5.7%; range width penalty ×0.90
- valuation_snapshotsrent estimate 4700/mo (range 4350-5050)· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -873/mo, -19% 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 11 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£995,000

At the asking price

Monthly rent£4,700/mo

Evidenced range £4,350-£5,050

Interest rate5.4%

Loan to value75%

Cash required: £343,050
Net cash flow: -£104/mo
Cash on cash: -0.4%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.40 - 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 4700/mo (range 4350-5050)Rental economics · as of 13 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 11 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 11 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
Valuation edge could not be scored
estimate confidence LOW below scoring floor
Rental economics needs verification before you rely on it
rent estimate 4700/mo (range 4350-5050)

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. Ask the agent why the price was reduced and whether a previous sale fell through.
1 price cut(s) recorded on the listing history.
3. Fill the valuation edge gap before relying on the score.
estimate confidence LOW below scoring floor
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£922,000

Rent Estimate (pcm)£4,700

Gross Yield5.67%

1y Growth-

3y Growth-1.1%

5y Growth+2.8%

10y Growth+3.6%

Last Sold Price£150,000 (1995-04-13)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0WA16 7NS

Approval Rate

-12mo

Development

low

26/0851/PIP
Permission in Principle for the erection of up to six new dwellings
Pending
25/3871/CLPUD
Certificate of lawful development for proposed single storey side extension and 2 Storey rear extension.
Pending
25/3873/PIP
Permission in principle for a new detached dwelling within the grounds and adjacent to Marlowe, Wood Lane, Mobberley, WA16 7NJ
Pending

View Planning Timeline

Ownership

Corporate Ownership74.5%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change1995-04-13
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

18 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£33,221

Population Density-

Owner Occupied62%

Age Distribution

0-15 18%16-64 56%65+ 26%

View Area Profile

Schools Nearby

Mobberley CofE Primary School
1.6 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
Elmridge Primary School
1.9 mi
Good
St Ambrose Prep School
2.0 mi
Inspected by ISI
Saint Ambrose College
2.0 mi
Report card2025
Ofsted no longer awards a single overall grade.

3 of 10 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Blackshaw House Breach House Lane
-
£1.20M
-
Blackshaw Heys Farm Breach House Lane
-
£670k
-
Blackshaw Heys Farm Breach House Lane
-
£40k
-
Meadow Gate Breach House Lane
-
£150k
-

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