32 Cranford Square, Knutsford, WA16 0EL

UPRN:200002859697Purpose Built Flat2 bedsBuilt 1996-2002

LeaseholdCouncil Tax: Band CEPC: C (72)

Data freshness:Listing· freshPlanning· 4mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

HP Score

/ 100

Strong

Verdict

3 days ago

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

Evidence

19 of 21 sources

Sale Estimate

£221,000

£199k - £244kMedium

Estimate

£221k

Range

£199k – £244k

Rent Estimate (pcm)

£1,300

£1k - £1k

Monthly

£1,300

Yield

6.24%

Verdict

Derived from HomePortfolio scores

32 Cranford Square earns an INVESTIGATE rating with HP Score 84/100. Investment score 70/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is excellent (85/100). 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

84/ 100

Strong

Investment Score

70/ 100

Moderate

Crime Score

8/ 100

Low

Walkability

85/ 100

Excellent

Transit & Bike

Transit 21Bike 31

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 4 Nov 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 edge-0.6/15
claims [AVM -13.1% (MEDIUM), sold-comps -24.4%, £/sqft -24.3%] → measured edge -0.12pp of the ask; on later-registered sales an AVM discount carried no edge and a sold-evidence gap at most +0.5pp; asking more than 10% above the estimate (measured -0.33pp)
Market estimate used (MEDIUM confidence) · snapshot 13 Oct 2026
- valuation_snapshotsestimate for 200002859697· as of 13 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 18.1%· as of 31 Oct 2026
Rental economics9.6/40
gross yield 6.2%; range width penalty ×0.97
- valuation_snapshotsrent estimate 1300/mo (range 1250-1400)· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -229/mo, -18% 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 4 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 0 price cut(s), 48 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 & liquidity12.8/15
278 sales/12mo in area; valuation range width 20%
- 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

£187,500£287,500

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£250,000

At the asking price

Monthly rent£1,300/mo

Evidenced range £1,250-£1,400

Interest rate5.4%

Loan to value75%

Cash required: £78,800
Net cash flow: £56/mo
Cash on cash: 0.9%
Score at this price: 22

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.54 - 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 200002859697Valuation edge · as of 13 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 18.1%Valuation edge · as of 31 Oct 2026
valuation_snapshotsrent estimate 1300/mo (range 1250-1400)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 · verify before relying on this
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 1300/mo (range 1250-1400)
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. 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£221,000

Rent Estimate (pcm)£1,300

Gross Yield6.24%

1y Growth-17.2%

3y Growth-1.1%

5y Growth+2.8%

10y Growth+3.6%

Last Sold Price£236,000 (2021-09-30)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0WA16 0EL

Approval Rate

-12mo

Development

low

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
26/1620/LBC
Listed building consent for correction of a wrongly installed wood burning stove flue and alterations to landscaping to the rear garden.
Pending

View Planning Timeline

Ownership

Corporate Ownership74.5%
Overseas OwnershipNo
Lease Term Remaining102 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2021-09-30
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

17 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£33,221

Population Density2,306 /km²

Owner Occupied71%

Age Distribution

0-15 20%16-64 61%65+ 19%

View Area Profile

Schools Nearby

Knutsford Academy
0.1 mi
Report card2026
Ofsted no longer awards a single overall grade.
Egerton Primary School
0.2 mi
Good
Bexton Primary School
0.6 mi
Good
St Vincent De Paul Catholic Primary School
0.9 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

11 Cranford Square
-
£348k
-
25 Cranford Square
-
£376k
-
7 Cranford Square
-
£380k
-
15 Cranford Square
-
£490k
-

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