1 Lawson House, Lawson Road, Runcorn, WA7 4RJ

UPRN:10012260588Converted Flat2 bedsBuilt 1900-1929

LeaseholdCouncil Tax: -EPC: C (73)

Data freshness:Planning· 4mo agoOwnership· freshEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

1 Lawson House, Lawson Road, Runcorn, WA7 4RJ

HP Score

/ 100

Strong

Verdict

today

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

Evidence

20 of 21 sources

Sale Estimate

£145,000

£138k - £152kHigh

Estimate

£145k

Range

£138k – £152k

Rent Estimate (pcm)

£950

£900 - £1k

Monthly

£950

Yield

12.00%

Verdict

Derived from HomePortfolio scores

1 Lawson House earns an INVESTIGATE rating with HP Score 78/100. Investment score 74/100 reflects strong fundamentals. Crime intensity is very low. Walkability is limited (54/100). 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

78/ 100

Strong

Investment Score

74/ 100

High

Crime Score

12/ 100

Low

Walkability

54/ 100

Moderate

Transit & Bike

Transit 22Bike 46

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 4 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: the estimate sits 34% above the ask. It ranks after every home whose inputs are verified.

Valuation edge0/15
claims [AVM +34.5% (HIGH), sold-comps -79.2%, £/sqft -78.2%] → 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 9 Nov 2026
- valuation_snapshotsestimate for 10012260588· as of 9 Nov 2026
- property_comparablessold-evidence family (implied value + £/sqft): 6 comps, dispersion 24.8%· as of 7 Nov 2026
Rental economics39.6/40
gross yield 12.0%; range width penalty ×0.99; the estimate this rent rides on sits 34% above the ask - check the rent describes the advertised home
- valuation_snapshotsrent estimate 950/mo (range 900-1000)· as of 9 Nov 2026· verify before relying on this
- valuation_snapshotssale estimate 34% above the ask on the same snapshot - verify the rent describes this home· as of 9 Nov 2026· verify before relying on this
Stress margin17.6/30
stressed cash flow +167/mo, +18% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); passes the stress
- underwriting_assumptionscosts not disclosed by the advert· as of 4 Nov 2026
Seller motivationNot scored
context, not scored: 1 price cut(s), 161 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
498 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 80+ up to £76,000

£73,500£109,000

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£95,000

At the asking price

Monthly rent£950/mo

Evidenced range £900-£1,000

Interest rate5.4%

Loan to value75%

Cash required: £29,800
Net cash flow: £337/mo
Cash on cash: 13.6%
Score at this price: 72

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 2.96 - 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 10012260588Valuation edge · as of 9 Nov 2026
property_comparablessold-evidence family (implied value + £/sqft): 6 comps, dispersion 24.8%Valuation edge · as of 7 Nov 2026
valuation_snapshotsrent estimate 950/mo (range 900-1000)Rental economics · as of 9 Nov 2026 · verify before relying on this
valuation_snapshotssale estimate 34% above the ask on the same snapshot - verify the rent describes this homeRental economics · as of 9 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advert

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 950/mo (range 900-1000)
Rental economics needs verification before you rely on it
sale estimate 34% above the ask on the same snapshot - verify the rent describes this home

Plan

Before you offer

1. Get two written rental appraisals from local lettings agents.
The market estimate this rent rides on sits far above the asking price, so the rent may describe a different home.
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 £76,000 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£145,000

Rent Estimate (pcm)£950

Gross Yield12.00%

1y Growth+8.6%

3y Growth+2.0%

5y Growth+4.0%

10y Growth+3.7%

Last Sold Price£140,000 (2024-09-27)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0WA7 4RJ

Approval Rate

-12mo

Development

low

26/00410/PDE
Prior approval (larger home extension) for a single-storey rear extension with a 3.5m projection and pitched roof.
Pending
26/00422/FUL
Proposed refurbishment of the existing stable to create additional residential dwelling space including internal and external alterations at
Pending
26/00423/LBC
Application for Listed building consent for the refurbishment of the existing stable to create additional residential dwelling space including internal and external alterations at
Pending

View Planning Timeline

Ownership

Corporate Ownership68.2%
Overseas OwnershipNo
Lease Term Remaining131 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2024-09-27
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

29 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£29,819

Population Density762 /km²

Owner Occupied75%

Age Distribution

0-15 17%16-64 61%65+ 22%

View Area Profile

Schools Nearby

St Clement's Catholic Primary School
0.1 mi
-
Pewithall School
0.4 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
Victoria Road Primary School
0.5 mi
Good
Westfield Primary School
0.5 mi
Good

1 of 12 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Lawson House Lawson Road
-
£95k
-
Lawson House Lawson Road
-
£113k
-
Lawson House Lawson Road
-
£140k
-
Lawson House Lawson Road
-
£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