23A Golborne Road, Lowton, Warrington, WA3 2DP

UPRN:10009210896Detached House3 bedsBuilt 2003-2006

FreeholdCouncil Tax: Band EEPC: C (78)

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

23A Golborne Road, Lowton, Warrington, WA3 2DP

HP Score

/ 100

Mixed

Verdict

today

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

Evidence

19 of 21 sources

Sale Estimate

£427,000

£384k - £470kMedium

Estimate

£427k

Range

£384k – £470k

Rent Estimate (pcm)

£1,950

£2k - £2k

Monthly

£1,950

Yield

5.51%

Verdict

Derived from HomePortfolio scores

23A Golborne Road earns an INVESTIGATE rating with HP Score 66/100. Investment score 55/100 reflects moderate fundamentals. Walkability is limited (55/100). 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 2021HM Land Registry company ownershipHM Land Registry covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

66/ 100

Mixed

Investment Score

55/ 100

Moderate

Crime Score

No data

Walkability

55/ 100

Moderate

Transit & Bike

Transit 39Bike 31

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceListing checked 11 Nov 2026

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

Valuation edge2.5/15
claims [AVM +0.5% (MEDIUM), sold-comps +16.7%, £/sqft +16.7%] → 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 (MEDIUM confidence) · snapshot 13 Oct 2026
- valuation_snapshotsestimate for 10009210896· as of 13 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 8 comps, dispersion 17.8%· as of 1 Nov 2026
Rental economics3.6/40
gross yield 5.5%; 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 -490/mo, -25% 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: 0 price cut(s), 36 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
520 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

£319,000£488,500

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£425,000

At the asking price

Monthly rent£1,950/mo

Evidenced range £1,800-£2,100

Interest rate5.4%

Loan to value75%

Cash required: £140,050
Net cash flow: -£84/mo
Cash on cash: -0.7%
Score at this price: 19

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.36 - 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 10009210896Valuation edge · as of 13 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 8 comps, dispersion 17.8%Valuation edge · as of 1 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: 0 price cut(s), 36 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. 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.
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£427,000

Rent Estimate (pcm)£1,950

Gross Yield5.51%

1y Growth-

3y Growth+1.9%

5y Growth+3.1%

10y Growth+5.2%

Last Sold Price£330,000 (2021-09-10)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0WA3 2DP

Approval Rate

-12mo

Development

low

A/26/101745/CON
Condition Discharge application to discharge Condition No.4 (Materials) and Condition No.13 (Bird Nesting Survey) in respect of approved application A/26/100817/VARMAJ
Pending
A/26/101573/CON
Condition Discharge application to discharge Condition No.6 (Bird Nesting Survey) and Condition No.8 (Materials) in respect of approved application A/24/98138/MAJOR
Pending
A/26/101520/FULL
Replacement of 3 timber doors and 34 timber windows with UPVC doors and windows
Pending

View Planning Timeline