4 Lawrence Way, Knutsford, WA16 0GQ

UPRN:10095628271Detached House5 bedsBuilt 2023

FreeholdCouncil Tax: Band GEPC: B (87)

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

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

£1,368,000

£1.30M - £1.44MHigh

Estimate

£1.37M

Range

£1.30M – £1.44M

Rent Estimate (pcm)

£6,950

£6k - £8k

Monthly

£6,950

Yield

6.07%

Verdict

Derived from HomePortfolio scores

4 Lawrence Way earns an INVESTIGATE rating with HP Score 63/100. Investment score 64/100 reflects moderate fundamentals. Crime intensity is moderate. Walkability is limited (36/100). 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

63/ 100

Mixed

Investment Score

64/ 100

Moderate

Crime Score

43/ 100

Elevated

Walkability

36/ 100

Mixed

Transit & Bike

Transit 7Bike 21

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 4 Nov 2026

This rests largely on a single source. Treat the score as a prompt to investigate, not a conclusion.

Valuation edge0/15
claims [AVM -0.5% (HIGH), sold-comps -9.1%, £/sqft -9.1%] → 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 10 Oct 2026
- valuation_snapshotsestimate for 10095628271· as of 10 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 6 comps, dispersion 12.1%· as of 5 Nov 2026
Rental economics7.5/40
gross yield 6.1%; range width penalty ×0.88
- valuation_snapshotsrent estimate 6950/mo (range 6400-7500)· as of 10 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -823/mo, -12% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); fails the stress - earns nothing
- underwriting_assumptionscosts not disclosed by the advert· as of 4 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 119 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 4 Nov 2026
Risk & liquidity14.6/15
278 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

£1,031,000£1,581,000

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£1,375,000

At the asking price

Monthly rent£6,950/mo

Evidenced range £6,400-£7,500

Interest rate5.4%

Loan to value75%

Cash required: £495,050
Net cash flow: £171/mo
Cash on cash: 0.4%
Score at this price: 22

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 10095628271Valuation edge · as of 10 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 6 comps, dispersion 12.1%Valuation edge · as of 5 Nov 2026
valuation_snapshotsrent estimate 6950/mo (range 6400-7500)Rental economics · as of 10 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 4 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 4 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 6950/mo (range 6400-7500)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 119 days on market; homes with a cut sold 0.2-0.3pp further below the cut ask, which is not an edge

Property risk deep-dive →

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£1,368,000

Rent Estimate (pcm)£6,950

Gross Yield6.07%

1y Growth+7.0%

3y Growth-1.1%

5y Growth+2.8%

10y Growth+3.6%

Last Sold Price£1,290,000 (2023-04-21)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0WA16 0GQ

Approval Rate

-12mo

Development

low

26/2449/HOUS
Removal of existing porch and addition of new larger porch.
Pending
26/2183/VOC
Variation of condition 2 on approval 19/1392M: Reserved Matters in relation to scale, appearance, landscape and layout for the erection of 190 dwellings including allotments, community orchard, playing pitch, landscaping, open space, car and cycle parking, drainage and associated works pursuant to outline application 17/3853M. Variation of Condition 2 (Approved Documents List Rev S) to amend the approved ‘Hard Landscaping Plan’. The proposed revision seeks approval for material changes to the footpath finishes within the site boundary.
Pending
26/1671/NMA
Non-material amendment to approval 25/2486/HOUS - Demolition of existing garage, carport and conservatory, erection of single storey side and rear extensions, erection of front porch, installation of replacement windows and existing walls insulated and rendered in off white.
Pending

View Planning Timeline

Ownership

Corporate Ownership74.5%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2023-04-21
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

16 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£33,221

Population Density42 /km²

Owner Occupied62%

Age Distribution

0-15 18%16-64 56%65+ 26%

View Area Profile

Schools Nearby

Knutsford Academy
0.5 mi
Report card2026
Ofsted no longer awards a single overall grade.
Egerton Primary School
0.6 mi
Good
Bexton Primary School
0.9 mi
Good
St Vincent De Paul Catholic Primary School
1.3 mi
Inspected as St Vincent De Paul Catholic Primary School (URN 111358) on 23 Nov 2022

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

View All Schools

Comparables

View All

22 Lawrence Way
-
£1.25M
-
18 Lawrence Way
-
£740k
-
21 Lawrence Way
-
£734k
-
2 Lawrence Way
-
£1.25M
-

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