22 Higher Lane, Upholland, Skelmersdale, WN8 0NL

UPRN:100010681572Mid Terrace House2 bedsBuilt before 1900

FreeholdCouncil Tax: Band BEPC: C (71)

Data freshness:Listing· freshPlanning· 3mo agoOwnership· freshEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

22 Higher Lane, Upholland, Skelmersdale, WN8 0NL

HP Score

/ 100

Strong

Verdict

today

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

Evidence

19 of 21 sources

Sale Estimate

£209,000

£199k - £220kHigh

Estimate

£209k

Range

£199k – £220k

Rent Estimate (pcm)

£1,600

£2k - £2k

Monthly

£1,600

Yield

9.60%

Verdict

Derived from HomePortfolio scores

22 Higher Lane earns an INVESTIGATE rating with HP Score 78/100. Investment score 69/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (55/100). 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 NationsMarket 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

78/ 100

Strong

Investment Score

69/ 100

Moderate

Crime Score

8/ 100

Low

Walkability

55/ 100

Moderate

Transit & Bike

Transit 13Bike 51

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Reduced confidence2 independent sourcesListing checked 5 Nov 2026

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

Valuation edge0/15
claims [AVM +4.3% (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 13 Oct 2026
- valuation_snapshotsestimate for 100010681572· as of 13 Oct 2026
Rental economics36.8/40
gross yield 9.6%; range width penalty ×1.00
- valuation_snapshotsrent estimate 1600/mo (range 1500-1650)· as of 13 Oct 2026· verify before relying on this
Stress margin12.6/30
stressed cash flow +202/mo, +13% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); passes the stress
- underwriting_assumptionscosts not disclosed by the advert· as of 5 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 50 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 5 Nov 2026
Risk & liquidity14.6/15
507 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 sensitivityScores 80+ up to £150,000

£150,000£230,000

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£200,000

At the asking price

Monthly rent£1,600/mo

Evidenced range £1,500-£1,650

Interest rate5.4%

Loan to value75%

Cash required: £62,800
Net cash flow: £433/mo
Cash on cash: 8.3%
Score at this price: 64

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 2.37 - 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 100010681572Valuation edge · as of 13 Oct 2026
valuation_snapshotsrent estimate 1600/mo (range 1500-1650)Rental economics · as of 13 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 5 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 5 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth

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 1600/mo (range 1500-1650)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 50 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. Set your walk-away price before viewing - above £150,000 the deal stops scoring well.
Computed by re-running the score at higher prices.
3. 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.
4. Commission a full structural survey, not a basic condition report.
The score prices market evidence, not the fabric of the building.

Valuation & Market

Sale Estimate£209,000

Rent Estimate (pcm)£1,600

Gross Yield9.60%

1y Growth+31.7%

3y Growth+0.6%

5y Growth+1.2%

10y Growth+2.2%

Last Sold Price£105,000 (2004-07-05)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningUnknown
LandslideModerate
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

1WN8 0NL

Approval Rate

100%12mo

Development

low

T/2026/0116/TPO
T1 birch lift canopy over carpark to 3 meters T2 Lime lift canopy to 3 meters and tip back from property by 3 metres T3 copper beech lift canopy to 3 meters and tip back from property by 3 meters T4 sycamore lift canopy to 3 meters and deadwood
Pending
A/26/101628/CON
Condition Discharge application to discharge Condition No.16 (Biodiversity Enhancements) and Condition No.22 (Training and Employment Plan) in respect of approved application A/25/098464/MAJOR
Pending
2026/0836/FUL
Installation of grey uPVC replacement windows (retrospective).
Pending

View Planning Timeline

Ownership

Corporate Ownership73.2%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2004-07-05
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

19 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£31,884

Population Density1,118 /km²

Owner Occupied80%

Age Distribution

0-15 13%16-64 60%65+ 27%

View Area Profile

Schools Nearby

St Thomas the Martyr Voluntary Aided Church of England Primary School
0.3 mi
Good
St Teresa's Catholic Primary School
0.6 mi
Good
Orrell Holgate Academy
0.7 mi
Inspected as Orrell Holgate Primary School (URN 106409) on 2 Nov 2011
Up Holland High School
0.8 mi
Inspected as Up Holland High School (URN 119751) on 24 May 2023

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

View All Schools

Comparables

View All

20 Higher Lane
-
£210k
-
5 Higher Lane
-
£350k
-
36A Higher Lane
-
£405k
-
36A Higher Lane
-
£405k
-

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