9 Higher Knutsford Road, Stockton Heath, Warrington, WA4 2JS

UPRN:200000976699Semi-Detached House5 bedsBuilt 1900-1929

LeaseholdCouncil Tax: -EPC: D (66)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoEPC· 2mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 1mo agoArea· Census 2021

9 Higher Knutsford Road, Stockton Heath, Warrington, WA4 2JS

HP Score

/ 100

Strong

Verdict

today

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Strong fundamentals; flood risk not assessed

Evidence

18 of 21 sources

Sale Estimate

£667,000

£633k - £700kHigh

Estimate

£667k

Range

£633k – £700k

Rent Estimate (pcm)

£3,450

£3k - £4k

Monthly

£3,450

Yield

6.37%

Verdict

Derived from HomePortfolio scores

9 Higher Knutsford Road earns an INVESTIGATE rating with HP Score 82/100. Investment score 64/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is good (73/100). 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 covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

82/ 100

Strong

Investment Score

64/ 100

Moderate

Crime Score

8/ 100

Low

Walkability

73/ 100

High

Transit & Bike

Transit 22Bike 55

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 30 Oct 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 +2.5% (HIGH)] → 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 200000976699· as of 9 Oct 2026
Rental economics10/40
gross yield 6.4%; range width penalty ×0.91
- valuation_snapshotsrent estimate 3450/mo (range 3200-3700)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -336/mo, -10% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); fails the stress - earns nothing; leasehold with no service charge disclosed - the stress assumes GBP 0
- underwriting_assumptionscosts not disclosed by the advert· as of 30 Oct 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 0 price cut(s), 92 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 30 Oct 2026
Risk & liquidity14.6/15
638 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

£487,500£747,500

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£650,000

At the asking price

Monthly rent£3,450/mo

Evidenced range £3,200-£3,700

Interest rate5.4%

Loan to value75%

Cash required: £218,800
Net cash flow: £195/mo
Cash on cash: 1.1%
Score at this price: 25

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.57 - 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 200000976699Valuation edge · as of 9 Oct 2026
valuation_snapshotsrent estimate 3450/mo (range 3200-3700)Rental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 30 Oct 2026 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 30 Oct 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth

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 3450/mo (range 3200-3700)
Stress margin needs verification before you rely on it
costs not disclosed by 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. 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.
3. 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£667,000

Rent Estimate (pcm)£3,450

Gross Yield6.37%

1y Growth-33.8%

3y Growth-0.2%

5y Growth+2.4%

10y Growth+4.2%

Last Sold Price£345,000 (2016-05-27)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0WA4 2JS

Approval Rate

-12mo

Development

low

2026/00804/FULH
single storey rear extension replacing existing garden room.
Pending
2026/00796/FULH
SINGLE STOREY REAR AND SIDE EXTENSION
Pending
2026/00794/FULH
Single-storey front, side and rear extensions
Pending

View Planning Timeline

Ownership

Corporate Ownership56.3%
Overseas OwnershipNo
Lease Term Remaining881 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2016-05-27
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

9 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£34,144

Population Density3,744 /km²

Owner Occupied90%

Age Distribution

0-15 18%16-64 57%65+ 25%

View Area Profile

Schools Nearby

Sir Thomas Boteler Church of England High School
0.3 mi
Report card2026
Ofsted no longer awards a single overall grade.
Alderman Bolton Primary School
0.4 mi
Good
St Augustine's Catholic Primary School
0.4 mi
Report card2025
Ofsted no longer awards a single overall grade.
Our Lady's Catholic Primary School, a Voluntary Academy
0.5 mi
Inspected as Our Lady's Catholic Primary School (URN 111305) on 1 Feb 2022

5 of 13 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

5 Higher Knutsford Road
-
£430k
-
21 Higher Knutsford Road
-
£650k
-
23A Higher Knutsford Road
-
£325k
-
23 Higher Knutsford Road
-
£517k
-

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