1 Kensington House, Bradshaw Lane, Grappenhall, Warrington, WA4 2QN

UPRN:10013400220Purpose Built Flat2 bedsBuilt 2003-2006

LeaseholdCouncil Tax: Band DEPC: B (81)

Data freshness:Listing· freshPlanning· 5mo agoOwnership· freshRisk· 5mo agoCrime· freshConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 1mo ago

1 Kensington House, Bradshaw Lane, Grappenhall, Warrington, WA4 2QN

HP Score

/ 100

Strong

Verdict

2 days ago

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

Evidence

19 of 21 sources

Sale Estimate

£263,000

£250k - £277kHigh

Estimate

£263k

Range

£250k – £277k

Rent Estimate (pcm)

£1,400

£1k - £2k

Monthly

£1,400

Yield

6.34%

Verdict

Derived from HomePortfolio scores

1 Kensington House earns an INVESTIGATE rating with HP Score 79/100. Investment score 64/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (68/100). 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

79/ 100

Strong

Investment Score

64/ 100

Moderate

Crime Score

10/ 100

Low

Walkability

68/ 100

Moderate

Transit & Bike

Transit 19Bike 57

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

listing is 'Sold subject to contract' - sale already progressing, not an actionable opportunity

Withholding a score is deliberate. A number built on missing or stale inputs would look more certain than the evidence allows.

Economics

What happens to your money

Your assumptions

Purchase price£265,000

At the asking price

Monthly rent£1,400/mo

Evidenced range £1,300-£1,500

Interest rate5.4%

Loan to value75%

Cash required: £84,050
Net cash flow: £75/mo
Cash on cash: 1.1%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.57 - clears the usual 1.25 test. These are your assumptions, not evidence: only the pre-filled rent and price come from the record.

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion

Property risk deep-dive →flood, subsidence, crime, environment - the full domain

Plan

Before you offer

1. 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£263,000

Rent Estimate (pcm)£1,400

Gross Yield6.34%

1y Growth-

3y Growth-0.2%

5y Growth+2.4%

10y Growth+4.2%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0WA4 2QN

Approval Rate

-12mo

Development

low

2026/00807/CLDP
(none)
Pending
2026/00794/FULH
Single-storey front, side and rear extensions
Pending
2026/00796/FULH
SINGLE STOREY REAR AND SIDE EXTENSION
Pending

View Planning Timeline

Ownership

Corporate Ownership56.3%
Overseas OwnershipNo
Lease Term Remaining130 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

5 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£34,144

Population Density5,016 /km²

Owner Occupied76%

Age Distribution

0-15 18%16-64 62%65+ 20%

View Area Profile

Schools Nearby

Bradshaw Primary School
0.1 mi
Inspected as Bradshaw Community Primary School (URN 110989) on 27 Feb 2019
Thelwall Infant School
0.2 mi
Good
Grappenhall St Wilfrid's CofE Primary School
0.5 mi
Good
Thelwall Community Junior School
0.7 mi
-

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

View All Schools

Comparables

View All

Windsor House Bradshaw Lane
-
£250k
-
29 Bradshaw Lane
-
£291k
-
27 Bradshaw Lane
-
£295k
-
Windsor House Bradshaw Lane
-
£220k
-

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