2 Bowfell Grove, Woolston, Warrington, WA1 4FT

UPRN:10090373012Detached House4 bedsBuilt 2007-2011

LeaseholdCouncil Tax: Band EEPC: C (72)

Data freshness:Listing· freshPlanning· freshEPC· 3mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

2 Bowfell Grove, Woolston, Warrington, WA1 4FT

HP Score

/ 100

Mixed

Verdict

2 days ago

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

Evidence

18 of 21 sources

Sale Estimate

£492,000

£468k - £517kHigh

Estimate

£492k

Range

£468k – £517k

Rent Estimate (pcm)

£2,500

£2k - £3k

Monthly

£2,500

Yield

6.06%

Verdict

Derived from HomePortfolio scores

2 Bowfell Grove earns an INVESTIGATE rating with HP Score 71/100. Investment score 66/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (43/100). 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 NationsMarket 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

71/ 100

Mixed

Investment Score

66/ 100

Moderate

Crime Score

17/ 100

Moderate

Walkability

43/ 100

Mixed

Transit & Bike

Transit 5Bike 39

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 6 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: leasehold with no service charge disclosed - the stress test assumes GBP 0. It ranks after every home whose inputs are verified.

Valuation edge0/15
claims [AVM -0.6% (HIGH), sold-comps -31.0%, £/sqft -30.9%] → 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 Oct 2026
- valuation_snapshotsestimate for 10090373012· as of 9 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 17.6%· as of 23 Oct 2026
Rental economics8.1/40
gross yield 6.1%; range width penalty ×0.96
- valuation_snapshotsrent estimate 2500/mo (range 2350-2650)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -406/mo, -16% of rent (6.75% on a 75% loan; disclosed service charge and ground rent); fails the stress - earns nothing; leasehold with no service charge disclosed - the stress assumes GBP 0
- listing_factsservice charge / ground rent from the advert· as of 6 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 0 price cut(s), 129 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 6 Nov 2026
Risk & liquidity14.6/15
292 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 sensitivity

£371,000£569,000

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£495,000

At the asking price

Monthly rent£2,500/mo

Evidenced range £2,350-£2,650

Interest rate5.4%

Loan to value75%

Cash required: £164,550
Net cash flow: £60/mo
Cash on cash: 0.4%
Score at this price: 23

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.50 - 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 10090373012Valuation edge · as of 9 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 17.6%Valuation edge · as of 23 Oct 2026
valuation_snapshotsrent estimate 2500/mo (range 2350-2650)Rental economics · as of 9 Oct 2026 · verify before relying on this
listing_factsservice charge / ground rent from the advertStress margin · as of 6 Nov 2026 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 6 Nov 2026

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 2500/mo (range 2350-2650)
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. 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£492,000

Rent Estimate (pcm)£2,500

Gross Yield6.06%

1y Growth-

3y Growth+0.7%

5y Growth+4.7%

10y Growth+5.0%

Last Sold Price£249,995 (2014-03-28)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

1WA1 4FT

Approval Rate

-12mo

Development

low

2026/00572/FULH
Single storey front extension with porch, part single storey part two storey rear extension, garage conversion, and material amendments.
Pending
2026/00421/FULH
Conversion of Detached garage into Granny Annex Living Accommodation
Approved
2026/00232/NMA
Proposed amendments to permission 2025/00395/FUL to allow for the relocation and increase in size of the approved substation building, amended car parking layout, provision of an additional cycle store, service yard extension (through removal of a redundant silo), replacement entrance gates, updates to elevations of the building including alteration to the colour of proposed new cladding, removal of section of glazed curtain walling to south-west corner of the building, relocation of a fire door & removal of semi-transparent polycarbonate strips on the corners of the building.
Approved

View Planning Timeline