87 Butts Green, Westbrook, Warrington, WA5 7XT

UPRN:10008650237Flat/Maisonette1 bedsBuilt 2003-2006

LeaseholdCouncil Tax: Band CEPC: B (82)

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

87 Butts Green, Westbrook, Warrington, WA5 7XT

HP Score

/ 100

Mixed

Verdict

2 days ago

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

Evidence

18 of 21 sources

Sale Estimate

£149,000

£142k - £157kHigh

Estimate

£149k

Range

£142k – £157k

Rent Estimate (pcm)

-- - --

Verdict

Derived from HomePortfolio scores

87 Butts Green earns an INVESTIGATE rating with HP Score 61/100. Investment score 54/100 reflects moderate fundamentals. Crime intensity is moderate. Walkability is limited (39/100). 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 SourcesEPC RegisterPortal 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 company ownershipHM Land Registry covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

61/ 100

Mixed

Investment Score

54/ 100

Moderate

Crime Score

46/ 100

Elevated

Walkability

39/ 100

Mixed

Transit & Bike

Transit 8Bike 49

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

headline score requires rental_economics (no rent estimate available)

What we could establish

Valuation edge0/15
claims [AVM -0.7% (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 Oct 2026
- valuation_snapshotsestimate for 10008650237· as of 10 Oct 2026
Risk & liquidity14.6/15
628 sales/12mo in area; valuation range width 10%
- property_intelligencetransactions_12mo

Withholding a score is deliberate. A number built on missing or stale inputs would look more certain than the evidence allows.

Evidence

Where every number comes from

valuation_snapshotsestimate for 10008650237Valuation edge · as of 10 Oct 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 6 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
Rental economics could not be scored
no rent estimate available
Stress margin could not be scored
no rent to stress

Plan

Before you offer

1. Fill the rental economics gap before relying on the score.
no rent estimate available
2. Fill the stress margin gap before relying on the score.
no rent to stress
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£149,000

Rent Estimate (pcm)-

Gross Yield-

1y Growth-32.7%

3y Growth+1.4%

5y Growth+2.6%

10y Growth+4.6%

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

0WA5 7XT

Approval Rate

-12mo

Development

low

2026/00816/FUL
installation of electrical infrastructure to support an Electric Vehicle Charging Hub (EV Hub)
Pending
2026/00478/HPA
Proposed single storey rear extension to extend beyond the rear wall by 5.40m, height of 4.3m and height of the eaves to be 2.55m
Approved
2026/00397/DISCON
Discharge of condition 26 (Characterisation and Remediation and Verification) on application 2019/36241 (Residential and Mixed Use)
Pending

View Planning Timeline

Ownership

Corporate Ownership63.2%
Overseas OwnershipNo
Lease Term Remaining126 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

13 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£34,144

Population Density-

Owner Occupied86%

Age Distribution

0-15 22%16-64 68%65+ 10%

View Area Profile

Schools Nearby

St Philip (Westbrook) CofE Primary School
0.7 mi
Inspected as St Philip (Westbrook) CofE Aided Primary School (URN 111385) on 29 Apr 2025
Barrow Hall Community Primary School
0.8 mi
Outstanding
Callands Primary Academy
1.1 mi
Inspected as Callands Community Primary School (URN 111214) on 29 Oct 2024
St Paul of the Cross Catholic Primary School
1.2 mi
Report card2026
Ofsted no longer awards a single overall grade.

2 of 15 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

59 Butts Green
-
£165k
-
123 Butts Green
-
£165k
-
157 Butts Green
-
£150k
-
69 Butts Green
-
£133k
-

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