22 Hulme Lane, Lower Peover, Knutsford, WA16 9QE

UPRN:100012802738Semi-Detached House3 bedsBuilt 1950-1966

FreeholdCouncil Tax: Band CEPC: D (65)

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

22 Hulme Lane, Lower Peover, Knutsford, WA16 9QE

HP Score

/ 100

Mixed

Verdict

2 days ago

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

Evidence

19 of 21 sources

Sale Estimate

£436,000

£393k - £480kMedium

Estimate

£436k

Range

£393k – £480k

Rent Estimate (pcm)

£1,950

£2k - £2k

Monthly

£1,950

Yield

4.82%

Verdict

Derived from HomePortfolio scores

22 Hulme Lane earns an INVESTIGATE rating with HP Score 67/100. Investment score 57/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (34/100). 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 company ownershipHM Land Registry covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

67/ 100

Mixed

Investment Score

57/ 100

Moderate

Crime Score

16/ 100

Moderate

Walkability

34/ 100

Mixed

Transit & Bike

Transit 5Bike 13

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 11 Nov 2026

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

Valuation edge-0.6/15
claims [AVM -11.2% (MEDIUM), sold-comps -42.2%, £/sqft -42.2%] → measured edge -0.12pp of the ask; on later-registered sales an AVM discount carried no edge and a sold-evidence gap at most +0.5pp; asking more than 10% above the estimate (measured -0.33pp)
Market estimate used (MEDIUM confidence) · snapshot 13 Oct 2026
- valuation_snapshotsestimate for 100012802738· as of 13 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 14.8%· as of 10 Nov 2026
Rental economics0/40
gross yield 4.8%; range width penalty ×0.89
- valuation_snapshotsrent estimate 1950/mo (range 1800-2100)· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -743/mo, -38% 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
Seller motivationNot scored
context, not scored: 1 price cut(s), 63 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 11 Nov 2026
Risk & liquidity12.8/15
278 sales/12mo in area; valuation range width 20%
- 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

£364,000£558,000

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£485,000

At the asking price

Monthly rent£1,950/mo

Evidenced range £1,800-£2,100

Interest rate5.4%

Loan to value75%

Cash required: £161,050
Net cash flow: -£287/mo
Cash on cash: -2.1%
Score at this price: 12

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.19 - 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 100012802738Valuation edge · as of 13 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 14.8%Valuation edge · as of 10 Nov 2026
valuation_snapshotsrent estimate 1950/mo (range 1800-2100)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

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 1950/mo (range 1800-2100)
Seller motivation could not be scored
context, not scored: 1 price cut(s), 63 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. 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. 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£436,000

Rent Estimate (pcm)£1,950

Gross Yield4.82%

1y Growth-

3y Growth-1.1%

5y Growth+2.8%

10y Growth+3.6%

Last Sold Price£337,000 (2022-06-17)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningModerate
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0WA16 9QE

Approval Rate

-12mo

Development

low

26/02760/S73
Free standing home office building and garage - Resubmission of 11/03321/FUL - Variation of Condition 5 of 11/05969/FUL
Rejected
26/01882/S73
The erection of 5 new dwellings, together with a new highway access and an improved existing access. Variation of condition 3 (approved plans for plot 3) of planning permission 11/00940/FUL
Pending
25/02406/FUL
Conversion of existing integral garage to form lounge, utility and store
Pending

View Planning Timeline

Ownership

Corporate Ownership74.5%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2022-06-17
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

8 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£32,391

Population Density-

Owner Occupied83%

Age Distribution

0-15 14%16-64 56%65+ 30%

View Area Profile

Schools Nearby

Lower Peover CofE Primary School
0.6 mi
Inspected as Lower Peover CofE Primary School (URN 111337) on 2 Jul 2024
Oak Cottage
1.4 mi
Report card2026
Ofsted no longer awards a single overall grade.
Bexton Primary School
2.6 mi
Good
Byley Primary School and Nursery
2.7 mi
Good

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

View All Schools

Comparables

View All

24 Hulme Lane
-
£500k
-
8 Hulme Lane
-
£460k
-
2 Hulme Lane
-
£375k
-
22 Hulme Lane
-
£337k
-

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