93 Commissioner Square, Paddington, Warrington, WA1 3GL

UPRN:10090373833Terrace Property3 bedsBuilt 2012-2021

LeaseholdCouncil Tax: Band CEPC: B (81)

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

93 Commissioner Square, Paddington, Warrington, WA1 3GL

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

£264,000

£251k - £277kHigh

Estimate

£264k

Range

£251k – £277k

Rent Estimate (pcm)

£1,650

£2k - £2k

Monthly

£1,650

Yield

7.47%

Verdict

Derived from HomePortfolio scores

93 Commissioner Square earns an INVESTIGATE rating with HP Score 75/100. Investment score 69/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (39/100). 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

75/ 100

Strong

Investment Score

69/ 100

Moderate

Crime Score

12/ 100

Low

Walkability

39/ 100

Mixed

Transit & Bike

Transit 14Bike 51

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£1,650/mo

Evidenced range £1,550-£1,750

Interest rate5.4%

Loan to value75%

Cash required: £84,050
Net cash flow: £248/mo
Cash on cash: 3.5%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.84 - 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£264,000

Rent Estimate (pcm)£1,650

Gross Yield7.47%

1y Growth+157.0%

3y Growth+0.7%

5y Growth+4.7%

10y Growth+5.0%

Last Sold Price£197,750 (2015-12-18)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0WA1 3GL

Approval Rate

-12mo

Development

low

2026/00800/TPO
Proposed remedial works to x2 trees and fell of x1 tree
Pending
2026/00754/CLDP
single storey rear extension
Pending
2026/00738/CLDP
Proposed conversion of detached garage to living accommodation
Pending

View Planning Timeline

Ownership

Corporate Ownership54.5%
Overseas OwnershipNo
Lease Term Remaining999+ yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2015-12-18
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

10 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£34,144

Population Density-

Owner Occupied92%

Age Distribution

0-15 17%16-64 57%65+ 26%

View Area Profile

Schools Nearby

St Oswald's Catholic Primary School
0.3 mi
Good
Bruche Academy
0.3 mi
Good
Fox Wood Special School
0.5 mi
Report card2026
Ofsted no longer awards a single overall grade.
Woolston Brook School
0.5 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.

3 of 11 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

49 Commissioner Square
-
£248k
-
32 Commissioner Square
-
£457k
-
6 Commissioner Square
-
£438k
-
36 Commissioner Square
-
£575k
-

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