3 Elm Cottage, Hobb Lane, Daresbury, Warrington, WA4 5LS

UPRN:100012806144Detached House5 bedsBuilt -

FreeholdCouncil Tax: -EPC: -

Data freshness:Listing· freshPlanning· 5mo agoOwnership· freshRisk· 5mo agoCrime· freshConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

3 Elm Cottage, Hobb Lane, Daresbury, Warrington, WA4 5LS

HP Score

/ 100

Mixed

Verdict

2 days ago

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

Evidence

17 of 21 sources

Sale Estimate

£746,000

£709k - £784kHigh

Estimate

£746k

Range

£709k – £784k

Rent Estimate (pcm)

£3,050

£3k - £3k

Monthly

£3,050

Yield

4.88%

Verdict

Derived from HomePortfolio scores

3 Elm Cottage earns an INVESTIGATE rating with HP Score 63/100. Investment score 56/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (17/100). 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 SourcesPortal listingsOfcom Connected NationsOfcom mobile coverageMarket estimates (third-party AVM)Defra 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

63/ 100

Mixed

Investment Score

56/ 100

Moderate

Crime Score

21/ 100

Moderate

Walkability

17/ 100

Low

Transit & Bike

Transit 6Bike 49

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 13 Nov 2026

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

Valuation edge0/15
claims [AVM -0.5% (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 10 Nov 2026
- valuation_snapshotsestimate for 100012806144· as of 10 Nov 2026
Rental economics0/40
gross yield 4.9%; range width penalty ×0.84
- valuation_snapshotsrent estimate 3050/mo (range 2800-3350)· as of 10 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,052/mo, -35% 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 13 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 80 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 13 Nov 2026
Risk & liquidity14.6/15
638 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

£562,500£862,500

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£750,000

At the asking price

Monthly rent£3,050/mo

Evidenced range £2,800-£3,350

Interest rate5.4%

Loan to value75%

Cash required: £253,800
Net cash flow: -£420/mo
Cash on cash: -2.0%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.20 - 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 100012806144Valuation edge · as of 10 Nov 2026
valuation_snapshotsrent estimate 3050/mo (range 2800-3350)Rental economics · as of 10 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 13 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 13 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth

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 3050/mo (range 2800-3350)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 80 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. 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£746,000

Rent Estimate (pcm)£3,050

Gross Yield4.88%

1y Growth-

3y Growth-0.2%

5y Growth+2.4%

10y Growth+4.2%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0WA4 5LS

Approval Rate

-12mo

Development

low

26/00417/TPO
Proposed works to mature Beech tree covered by TPO 008: end weight reduction of approximately 2-3 metres on selected limbs and laterals at
Pending
26/00390/FUL
Proposed conversion of existing brick built outbuilding and demolition and replacement of existing timber outbuilding to form one residential dwelling at
Pending
26/00384/FUL
Proposed agricultural storage building at
Pending

View Planning Timeline