16 Cotton Way, Rossendale, BB4 4QS

UPRN:10014331644Terrace Property4 bedsBuilt 2012-2021

LeaseholdCouncil Tax: Band DEPC: C (70)

Data freshness:Listing· freshPlanning· 4mo agoOwnership· freshEPC· 3mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 1mo ago

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

£376,000

£358k - £395kHigh

Estimate

£376k

Range

£358k – £395k

Rent Estimate (pcm)

£2,600

£2k - £3k

Monthly

£2,600

Yield

9.18%

Verdict

Derived from HomePortfolio scores

16 Cotton Way earns an INVESTIGATE rating with HP Score 79/100. Investment score 64/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (56/100). 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

5/ 100

Low

Walkability

56/ 100

Moderate

Transit & Bike

Transit 17Bike 34

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Reduced confidence2 independent sourcesLead to verifyListing checked 10 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 +9.6% (HIGH), sold-comps +8.4%, £/sqft +8.4%] → 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 11 Nov 2026
- valuation_snapshotsestimate for 10014331644· as of 11 Nov 2026
- property_comparablessold-evidence family (implied value + £/sqft): 7 comps, dispersion 13.4%· as of 30 Oct 2026
Rental economics32.4/40
gross yield 9.2%; range width penalty ×0.97
- valuation_snapshotsrent estimate 2600/mo (range 2450-2750)· as of 11 Nov 2026· verify before relying on this
Stress margin12.4/30
stressed cash flow +322/mo, +12% of rent (6.75% on a 75% loan; disclosed service charge and ground rent); passes the stress; leasehold with no service charge disclosed - the stress assumes GBP 0
- listing_factsservice charge / ground rent from the advert· as of 10 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 1 price cut(s), 69 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 10 Nov 2026
Risk & liquidity14.7/15
477 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 £263,500

£255,000£391,000

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£340,000

At the asking price

Monthly rent£2,600/mo

Evidenced range £2,450-£2,750

Interest rate5.4%

Loan to value75%

Cash required: £110,300
Net cash flow: £652/mo
Cash on cash: 7.1%
Score at this price: 62

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 2.27 - 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 10014331644Valuation edge · as of 11 Nov 2026
property_comparablessold-evidence family (implied value + £/sqft): 7 comps, dispersion 13.4%Valuation edge · as of 30 Oct 2026
valuation_snapshotsrent estimate 2600/mo (range 2450-2750)Rental economics · as of 11 Nov 2026 · verify before relying on this
listing_factsservice charge / ground rent from the advertStress margin · as of 10 Nov 2026 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 10 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
rent estimate 2600/mo (range 2450-2750)
Stress margin needs verification before you rely on it
service charge / ground rent from 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 £263,500 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£376,000

Rent Estimate (pcm)£2,600

Gross Yield9.18%

1y Growth-6.7%

3y Growth+1.1%

5y Growth+2.4%

10y Growth+3.9%

Last Sold Price£219,995 (2014-06-27)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonModerate
MiningLow
LandslideSignificant
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0BB4 4QS

Approval Rate

-12mo

Development

low

2026/0389
Proposed development of 7 no. new dwellings
Pending
2026/0385
Discharge of Condition 7 (Fencing details) for Phase 1 and Condition 16 - (Exterior Lighting design) pursuant to planning approval 2025/0327.
Pending
2026/0374
Rear single storey extension
Approved

View Planning Timeline

Ownership

Corporate Ownership62.9%
Overseas OwnershipNo
Lease Term Remaining235 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2014-06-27
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

4 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£30,487

Population Density-

Owner Occupied88%

Age Distribution

0-15 18%16-64 54%65+ 28%

View Area Profile

Schools Nearby

Helmshore Primary School
0.3 mi
Good
St Veronica's Roman Catholic Primary School, Helmshore
0.4 mi
Good
Haslingden High School and Sixth Form
0.7 mi
Report card2026
Ofsted no longer awards a single overall grade.
Haslingden Broadway Primary School
0.8 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.

4 of 9 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

34 Cotton Way
-
£280k
-
32 Cotton Way
-
£300k
-
10 Cotton Way
-
£285k
-
42 Cotton Way
-
£285k
-

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