Higher Hayes, 2 Yew Tree Court, Poulton, Chester, CH4 9FH

UPRN:10035290686Semi-Detached House6 bedsBuilt 2007-2011

FreeholdCouncil Tax: Band GEPC: D (68)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 1mo agoArea· Census 2021Council Tax· 6mo ago

Higher Hayes, 2 Yew Tree Court, Poulton, Chester, CH4 9FH

HP Score

/ 100

Mixed

Verdict

today

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

Evidence

17 of 21 sources

Sale Estimate

£1,453,000

£1.31M - £1.60MMedium

Estimate

£1.45M

Range

£1.31M – £1.60M

Rent Estimate (pcm)

£6,850

£6k - £7k

Monthly

£6,850

Yield

8.22%

Verdict

Derived from HomePortfolio scores

Higher Hayes earns an INVESTIGATE rating with HP Score 52/100. Investment score 54/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (0/100). 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 2021Police.ukHM Land Registry covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

52/ 100

Mixed

Investment Score

54/ 100

Moderate

Crime Score

33/ 100

Moderate

Walkability

0/ 100

Low

Transit & Bike

Transit 36Bike 16

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceLead to verifyListing checked 3 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 31% above the ask. It ranks after every home whose inputs are verified.

Valuation edge2.5/15
claims [AVM +31.2% (MEDIUM), sold-comps +26.1%, £/sqft +26.2%] → 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 12 Oct 2026
- valuation_snapshotsestimate for 10035290686· as of 12 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 7 comps, dispersion 23.6%· as of 28 Oct 2026
Rental economics22.3/40
gross yield 8.2%; range width penalty ×0.86; the estimate this rent rides on sits 31% above the ask - check the rent describes the advertised home
- valuation_snapshotsrent estimate 6850/mo (range 6300-7450)· as of 12 Oct 2026· verify before relying on this
- valuation_snapshotssale estimate 31% above the ask on the same snapshot - verify the rent describes this home· as of 12 Oct 2026· verify before relying on this
Stress margin10/30
stressed cash flow +686/mo, +10% 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 3 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 85 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 3 Nov 2026
Risk & liquidity12.8/15
376 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 sensitivityScores 70+ up to £825,000

£750,000£1,150,000

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£1,000,000

At the asking price

Monthly rent£6,850/mo

Evidenced range £6,300-£7,450

Interest rate5.4%

Loan to value75%

Cash required: £345,050
Net cash flow: £1,367/mo
Cash on cash: 4.8%
Score at this price: 48

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 2.03 - 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 10035290686Valuation edge · as of 12 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 7 comps, dispersion 23.6%Valuation edge · as of 28 Oct 2026
valuation_snapshotsrent estimate 6850/mo (range 6300-7450)Rental economics · as of 12 Oct 2026 · verify before relying on this
valuation_snapshotssale estimate 31% above the ask on the same snapshot - verify the rent describes this homeRental economics · as of 12 Oct 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 6850/mo (range 6300-7450)
Rental economics needs verification before you rely on it
sale estimate 31% 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. Set your walk-away price before viewing - above £825,000 the deal stops scoring well.
Computed by re-running the score at higher prices.
3. 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.
4. Commission a full structural survey, not a basic condition report.
The score prices market evidence, not the fabric of the building.

Valuation & Market

Sale Estimate£1,453,000

Rent Estimate (pcm)£6,850

Gross Yield8.22%

1y Growth-

3y Growth-1.9%

5y Growth+1.6%

10y Growth+3.8%

Last Sold Price£900,000 (2016-06-22)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0CH4 9FH

Approval Rate

-12mo

Development

low

26/02828/NMA
Amendment to Condition 4 of 20/01670/FUL
Approved
26/01549/106
Request for Deed of Discharge. This relates to a Section 106 agreement (dated 15 October 2004) forming part of planning ref 03/01989/FUL
Pending
25/02421/DIS
Discharge of condition 16 (landscaping) of 20/01670/FUL
Approved

View Planning Timeline

Ownership

Corporate Ownership69.3%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2016-06-22
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

20 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£32,391

Population Density-

Owner Occupied63%

Age Distribution

0-15 15%16-64 61%65+ 24%

View Area Profile

Schools Nearby

Darland High School
1.4 mi
-
St Peter's CIW Voluntary Controlled Primary School
1.6 mi
-
Dodleston CofE Primary School
2.6 mi
-
Eccleston CofE Primary School
2.6 mi
Report card2026
Ofsted no longer awards a single overall grade.

1 of 7 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Homecroft, 5 Yew Tree Court
-
£715k
-
Higher Hayes, 2 Yew Tree Court
-
£900k
-
4 Yew Tree Court The Green
-
£608k
-
5 Yew Tree Court The Green
-
£605k
-

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