1 Arley Grove, Lymm, WA13 0BT

UPRN:200000983210End Terrace House3 bedsBuilt before 1900

FreeholdCouncil Tax: Band CEPC: D (67)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoEPC· 4mo 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

£498,000

£473k - £522kHigh

Estimate

£498k

Range

£473k – £522k

Rent Estimate (pcm)

£1,550

£1k - £2k

Monthly

£1,550

Yield

3.72%

Verdict

Derived from HomePortfolio scores

1 Arley Grove earns an INVESTIGATE rating with HP Score 69/100. Investment score 57/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (28/100). 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

69/ 100

Mixed

Investment Score

57/ 100

Moderate

Crime Score

12/ 100

Low

Walkability

28/ 100

Low

Transit & Bike

Transit 8Bike 12

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£500,000

At the asking price

Monthly rent£1,550/mo

Evidenced range £1,400-£1,750

Interest rate5.4%

Loan to value75%

Cash required: £166,300
Net cash flow: -£614/mo
Cash on cash: -4.4%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.92 - below 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£498,000

Rent Estimate (pcm)£1,550

Gross Yield3.72%

1y Growth-

3y Growth+1.4%

5y Growth+1.9%

10y Growth+3.2%

Last Sold Price£105,000 (1997-04-25)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0WA13 0BT

Approval Rate

-12mo

Development

low

2026/00837/FULH
EXTENSION TO EXISTING REAR SINGLE STOREY GARDEN ROOM
Pending
2026/00821/FULH
Demolition of existing side/rear annex -Proposed single storey rear side extension / proposed second floor loft conversion with the provision of extending existing roof at second floor level over existing flat roof area. Proposed new canopy porch to front elevation and new porch to side elevation
Pending
2026/00811/DISCON
Discharge of condition 6 (Materials) and 7 (Timber finishes) on approved application 2016/28521 (Mixed development)
Pending

View Planning Timeline

Ownership

Corporate Ownership57.1%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change1997-04-25
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

18 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£34,144

Population Density-

Owner Occupied84%

Age Distribution

0-15 20%16-64 59%65+ 21%

View Area Profile

Schools Nearby

Ravenbank Primary School
0.4 mi
Good
Lymm High School
0.4 mi
GoodImproving
Oughtrington Primary School
0.7 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
Cherry Tree School
1.0 mi
Good

3 of 12 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

7 Arley Grove
-
£416k
-
7 Arley Grove
-
£345k
-
3 Arley Grove
-
£100k
-
1 Arley Grove
-
£105k
-

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