16 Culcheth Hall Farm Barns, Withington Avenue, Culcheth, Warrington, WA3 4AN

UPRN:10008654358Semi-Detached House5 bedsBuilt 2003-2006

LeaseholdCouncil Tax: -EPC: C (78)

Data freshness:Listing· freshPlanning· 5mo agoOwnership· freshEPC· 3mo agoRisk· 5mo agoCrime· freshConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

16 Culcheth Hall Farm Barns, Withington Avenue, Culcheth, Warrington, WA3 4AN

HP Score

/ 100

Strong

Verdict

2 days ago

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Strong fundamentals; flood risk not assessed

Evidence

18 of 21 sources

Sale Estimate

£789,000

£749k - £828kHigh

Estimate

£789k

Range

£749k – £828k

Rent Estimate (pcm)

£4,300

£4k - £5k

Monthly

£4,300

Yield

6.45%

Verdict

Derived from HomePortfolio scores

16 Culcheth Hall Farm Barns earns an INVESTIGATE rating with HP Score 76/100. Investment score 68/100 reflects moderate fundamentals. Crime intensity is very low. 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 NationsMarket 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

76/ 100

Strong

Investment Score

68/ 100

Moderate

Crime Score

6/ 100

Low

Walkability

39/ 100

Mixed

Transit & Bike

Transit 2Bike 27

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 11 Nov 2026

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

Check before relying on this score: leasehold with no service charge disclosed - the stress test assumes GBP 0. It ranks after every home whose inputs are verified.

Valuation edge0/15
claims [AVM -1.4% (HIGH), sold-comps -27.2%, £/sqft -27.2%] → 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 14 Nov 2026
- valuation_snapshotsestimate for 10008654358· as of 14 Nov 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 20.4%· as of 11 Nov 2026
Rental economics10.4/40
gross yield 6.5%; range width penalty ×0.90
- valuation_snapshotsrent estimate 4300/mo (range 4000-4650)· as of 14 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -344/mo, -8% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); fails the stress - earns nothing; leasehold with no service charge disclosed - the stress assumes GBP 0
- underwriting_assumptionscosts not disclosed by the advert· as of 11 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 0 price cut(s), 198 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 & liquidity14.6/15
520 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

£600,000£920,000

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£800,000

At the asking price

Monthly rent£4,300/mo

Evidenced range £4,000-£4,650

Interest rate5.4%

Loan to value75%

Cash required: £271,300
Net cash flow: £277/mo
Cash on cash: 1.2%
Score at this price: 25

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.59 - 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_snapshotsestimate for 10008654358Valuation edge · as of 14 Nov 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 20.4%Valuation edge · as of 11 Nov 2026
valuation_snapshotsrent estimate 4300/mo (range 4000-4650)Rental economics · as of 14 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 11 Nov 2026 · verify before relying on this
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 4300/mo (range 4000-4650)
Stress margin needs verification before you rely on it
costs not disclosed by the advert

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£789,000

Rent Estimate (pcm)£4,300

Gross Yield6.45%

1y Growth-

3y Growth+1.9%

5y Growth+3.1%

10y Growth+5.2%

Last Sold Price£570,000 (2014-06-27)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0WA3 4AN

Approval Rate

-12mo

Development

low

2026/00719/FULH
Garage Conversion, detached garage, and external alterations to front facade
Pending
2026/00656/FULH
2-storey rear extension, proposed front dormers and porch.
Pending
2026/00594/DISCON
Discharge of Condition 8 (Contaminated Land) on application 2023/01446/FUL (new dwelling and associated landscaping)
Pending

View Planning Timeline

Ownership

Corporate Ownership63.4%
Overseas OwnershipNo
Lease Term Remaining999+ yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2014-06-27
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

16 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£34,144

Population Density2,670 /km²

Owner Occupied91%

Age Distribution

0-15 17%16-64 50%65+ 33%

View Area Profile

Schools Nearby

Twiss Green Community Primary School
0.4 mi
Good
Culcheth High School
0.4 mi
Good
Culcheth Community Primary School
0.4 mi
Inspected as Culcheth Community Primary School (URN 111180) on 18 May 2023
Newchurch Community Primary School
0.8 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.

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

View All Schools

Comparables

View All

Culcheth Hall Farm Barns Withington Avenue
-
£530k
-
Culcheth Hall Farm Barns Withington Avenue
-
£530k
-
Culcheth Hall Farm Barns Withington Avenue
-
£665k
-
Culcheth Hall Farm Barns Withington Avenue
-
£545k
-

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