8 Brindley Wharf, Waterfront, Preston on the Hill, Warrington, WA4 4AU

UPRN:10012254147Flat/Maisonette1 bedsBuilt 1996-2002

LeaseholdCouncil Tax: Band CEPC: B (83)

Data freshness:Price Paid· freshPlanning· 4mo agoEPC· 3mo agoRisk· 5mo agoConnectivity· 1mo agoAmenities· 1mo agoArea· Census 2021

8 Brindley Wharf, Waterfront, Preston on the Hill, Warrington, WA4 4AU

HP Score

/ 100

Mixed

Verdict

3 days ago

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

Evidence

19 of 21 sources

Sale Estimate

£149,000

£142k - £157kHigh

Estimate

£149k

Range

£142k – £157k

Rent Estimate (pcm)

-- - --

Verdict

Derived from HomePortfolio scores

8 Brindley Wharf earns an INVESTIGATE rating with HP Score 66/100. Investment score 65/100 reflects moderate fundamentals. Crime intensity is moderate. Walkability is limited (45/100). 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

66/ 100

Mixed

Investment Score

65/ 100

Moderate

Crime Score

43/ 100

Elevated

Walkability

45/ 100

Mixed

Transit & Bike

Transit 8Bike 50

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 +2.7% (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 10012254147· as of 10 Oct 2026
Risk & liquidity14.6/15
638 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 10012254147Valuation edge · as of 10 Oct 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 28 Oct 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. 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.
2. Fill the rental economics gap before relying on the score.
no rent estimate available
3. Fill the stress margin gap before relying on the score.
no rent to stress
4. 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-

3y Growth-0.2%

5y Growth+2.4%

10y Growth+4.2%

Last Sold Price£100,000 (2016-03-11)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0WA4 4AU

Approval Rate

-12mo

Development

low

26/00317/FUL
Proposed steel frame enclosure to house new equipment including buffer tank and associated access staircase at
Pending
26/00278/COND
Application to discharge condition no 4 (Remediation Plan) of planning permission 19/00560/FUL at
Approved
26/00260/FUL
Proposed construction of a single storey portal frame extension to the existing main building, construction of a new ramp, relocation of liquid nitrogen tank, and the relocation of an external staircase at
Pending

View Planning Timeline

Ownership

Corporate Ownership56.3%
Overseas OwnershipNo
Lease Term Remaining999+ yrs
CovenantsNone
Lease TypeLeasehold
Last Ownership Change2016-03-11
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

6 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£29,819

Population Density158 /km²

Owner Occupied87%

Age Distribution

0-15 18%16-64 68%65+ 14%

View Area Profile

Schools Nearby

Gorsewood Primary School
0.5 mi
Good
St Martin's Catholic Primary School and Preschool
0.6 mi
Report card2026
Ofsted no longer awards a single overall grade.
Murdishaw West Primary and Nursery School
0.7 mi
Good
Ormiston Bolingbroke Academy
0.9 mi
Report card2026
Ofsted no longer awards a single overall grade.

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

View All Schools

Comparables

View All

Brindley Wharf Waterfront
-
£160k
-
Brindley Wharf Waterfront
-
£120k
-
Brindley Wharf Waterfront
-
£170k
-
Brindley Wharf Waterfront
-
£90k
-

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