28 Newland Mews, Culcheth, Warrington, WA3 4EN

UPRN:200000981831Mid Terrace House3 bedsBuilt 1996-2002

FreeholdCouncil Tax: Band DEPC: C (76)

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

28 Newland Mews, Culcheth, Warrington, WA3 4EN

HP Score

/ 100

Strong

Verdict

yesterday

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

Evidence

17 of 21 sources

Sale Estimate

£319,000

£303k - £335kHigh

Estimate

£319k

Range

£303k – £335k

Rent Estimate (pcm)

£1,900

£2k - £2k

Monthly

£1,900

Yield

7.24%

Verdict

Derived from HomePortfolio scores

28 Newland Mews earns an INVESTIGATE rating with HP Score 77/100. Investment score 68/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (45/100). 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

77/ 100

Strong

Investment Score

68/ 100

Moderate

Crime Score

5/ 100

Low

Walkability

45/ 100

Mixed

Transit & Bike

Transit 6Bike 29

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Reduced confidence2 independent sourcesListing checked 4 Nov 2026

Fewer independent sources agree, or a component could not be scored.

Valuation edge2.5/15
claims [AVM +1.3% (HIGH), sold-comps +25.9%, £/sqft +25.9%] → 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 (HIGH confidence) · snapshot 13 Oct 2026
- valuation_snapshotsestimate for 200000981831· as of 13 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 22.5%· as of 28 Oct 2026
Rental economics16.8/40
gross yield 7.2%; range width penalty ×0.94
- valuation_snapshotsrent estimate 1900/mo (range 1750-2000)· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -62/mo, -3% 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), 147 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
520 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

£236,000£362,000

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£315,000

At the asking price

Monthly rent£1,900/mo

Evidenced range £1,750-£2,000

Interest rate5.4%

Loan to value75%

Cash required: £101,550
Net cash flow: £252/mo
Cash on cash: 3.0%
Score at this price: 34

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.79 - 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 200000981831Valuation edge · as of 13 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 22.5%Valuation edge · as of 28 Oct 2026
valuation_snapshotsrent estimate 1900/mo (range 1750-2000)Rental economics · as of 13 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 reduced
fewer independent sources agree, or a component could not be scored
Rental economics needs verification before you rely on it
rent estimate 1900/mo (range 1750-2000)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 147 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. 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£319,000

Rent Estimate (pcm)£1,900

Gross Yield7.24%

1y Growth-15.5%

3y Growth+1.9%

5y Growth+3.1%

10y Growth+5.2%

Last Sold Price£169,000 (2005-02-01)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

2WA3 4EN

Approval Rate

50%12mo

Development

low

2026/00656/FULH
2-storey rear extension, proposed front dormers and porch.
Pending
2026/00654/FULH
Proposed Two storey side extension, part demolition of Garage and extension to the rear
Pending
2026/00620/TPO
Remedial works to 1 x tree.
Pending

View Planning Timeline

Ownership

Corporate Ownership63.4%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2005-02-01
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£34,144

Population Density495 /km²

Owner Occupied90%

Age Distribution

0-15 18%16-64 63%65+ 19%

View Area Profile

Schools Nearby

Twiss Green Community Primary School
0.3 mi
Good
Newchurch Community Primary School
0.8 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
Culcheth High School
0.9 mi
Good
Culcheth Community Primary School
0.9 mi
Inspected as Culcheth Community Primary School (URN 111180) on 18 May 2023

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

View All Schools

Comparables

View All

30 Newland Mews
-
£215k
-
18 Newland Mews
-
£265k
-
16 Newland Mews
-
£280k
-
Pear Tree House, 7 Newland Mews
-
£400k
-

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