18 Regency Square, Warrington, WA5 0EB

UPRN:10008655869Flat/Maisonette2 bedsBuilt 2003-2006

LeaseholdCouncil Tax: Band BEPC: C (71)

Data freshness:Listing· freshPlanning· 4mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

HP Score

/ 100

Mixed

Verdict

4 days ago

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

Evidence

19 of 21 sources

Sale Estimate

£113,000

£107k - £118kHigh

Estimate

£113k

Range

£107k – £118k

Rent Estimate (pcm)

£650

£650 - £700

Monthly

£650

Yield

7.43%

Verdict

Derived from HomePortfolio scores

18 Regency Square earns an INVESTIGATE rating with HP Score 70/100. Investment score 60/100 reflects moderate fundamentals. Crime intensity is moderate. Walkability is good (71/100). 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)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

70/ 100

Mixed

Investment Score

60/ 100

Moderate

Crime Score

42/ 100

Elevated

Walkability

71/ 100

High

Transit & Bike

Transit 16Bike 63

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Reduced confidence2 independent sourcesLead to verifyListing checked 4 Nov 2026

Fewer independent sources agree, or a component could not be scored.

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 edge2.5/15
claims [AVM +7.1% (HIGH), sold-comps +3.7%, £/sqft +3.9%] → measured edge +0.50pp 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 13 Oct 2026
- valuation_snapshotsestimate for 10008655869· as of 13 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 20.1%· as of 7 Nov 2026
Rental economics37.3/40
gross yield 9.7% on contractual rent (listing-disclosed tenancy); contractual 850/mo far above the 650/mo estimate - credited at the 1.3x cap, verify
- listing_factscontractual rent 850/mo (tenanted)· as of 4 Nov 2026· verify before relying on this
Stress margin5.7/30
stressed cash flow +48/mo, +6% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); passes the stress; leasehold with no service charge disclosed - the stress assumes GBP 0
- underwriting_assumptionscosts not disclosed by the advert· as of 4 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 1 price cut(s), 46 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 4 Nov 2026
Risk & liquidity14.7/15
628 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 sensitivityScores 70+ up to £89,000

£79,000£120,500

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£105,000

At the asking price

Monthly rent£650/mo

Evidenced range £650-£700

Interest rate5.4%

Loan to value75%

Cash required: £32,800
Net cash flow: £96/mo
Cash on cash: 3.5%
Score at this price: 60

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.83 - 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 10008655869Valuation edge · as of 13 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 20.1%Valuation edge · as of 7 Nov 2026
listing_factscontractual rent 850/mo (tenanted)Rental economics · as of 4 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 4 Nov 2026 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 4 Nov 2026

Risks

What could kill this deal

Score confidence is reduced
fewer independent sources agree, or a component could not be scored
Rental economics needs verification before you rely on it
contractual rent 850/mo (tenanted)
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. 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. Set your walk-away price before viewing - above £89,000 the deal stops scoring well.
Computed by re-running the score at higher prices.
4. Treat the gap to the estimate as unproven - compare recent sold prices on the street yourself before pricing an offer around it.
On later completions, homes listed below their estimate sold at the same share of the asking price as the rest.

Valuation & Market

Sale Estimate£113,000

Rent Estimate (pcm)£650

Gross Yield7.43%

1y Growth+13.0%

3y Growth+1.4%

5y Growth+2.6%

10y Growth+4.6%

Last Sold Price£100,000 (2023-11-09)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0WA5 0EB

Approval Rate

-12mo

Development

low

2026/00766/FUL
New wall
Pending
2026/00775/LBC
New wall
Pending
2026/00758/HPA
Proposed single storey rear extension to extend beyond the rear wall by 4.50m , height of 3.85m and height of the eaves to be 2.60m
Pending

View Planning Timeline

Ownership

Corporate Ownership63.2%
Overseas OwnershipNo
Lease Term Remaining102 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2023-11-09
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

9 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£34,144

Population Density3,304 /km²

Owner Occupied50%

Age Distribution

0-15 22%16-64 70%65+ 8%

View Area Profile

Schools Nearby

Bewsey Lodge Academy
0.2 mi
Inspected as Bewsey Lodge Primary School (URN 110971) on 5 Oct 2021
St Alban's Catholic Primary School
0.2 mi
Good
Warrington Hospital Unit Co Wards B10-11
0.2 mi
-
Warrington St Barnabas CofE Primary School
0.3 mi
Inspected as Warrington St Barnabas CofE Primary School (URN 111299) on 21 Mar 2024

3 of 11 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

15 Regency Square
-
£230k
-
22 Regency Square
-
£105k
-
19 Regency Square
-
£230k
-
7 Regency Square
-
£165k
-

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