Giant House Farm, 11 Tower Nook, Upholland, Skelmersdale, WN8 0DR

UPRN:100010687028Detached House4 bedsBuilt before 1900

FreeholdCouncil Tax: Band FEPC: F (33)

Data freshness:Listing· freshPlanning· 4mo agoOwnership· freshEPC· 4mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· freshAmenities· 2mo agoArea· Census 2021Council Tax· 1mo ago

Giant House Farm, 11 Tower Nook, Upholland, Skelmersdale, WN8 0DR

HP Score

/ 100

Mixed

Verdict

yesterday

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Mixed signals - investigate

Evidence

16 of 21 sources

Sale Estimate

£572,000

£457k - £686kLow

Estimate

£572k

Range

£457k – £686k

Rent Estimate (pcm)

£3,300

£3k - £4k

Monthly

£3,300

Yield

6.77%

Verdict

Derived from HomePortfolio scores

Giant House Farm earns an INVESTIGATE rating with HP Score 70/100. Investment score 59/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (32/100). 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)Defra 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

70/ 100

Mixed

Investment Score

59/ 100

Moderate

Crime Score

10/ 100

Low

Walkability

32/ 100

Mixed

Transit & Bike

Transit 8Bike 46

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

headline score requires valuation_edge (estimate confidence LOW below scoring floor)

What we could establish

Rental economics13.6/40
gross yield 6.8%; range width penalty ×0.96
- valuation_snapshotsrent estimate 3300/mo (range 3100-3500)· as of 10 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -172/mo, -5% 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 6 Nov 2026
Risk & liquidity9.2/15
507 sales/12mo in area; valuation range width 40%
- property_intelligencetransactions_12mo

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£585,000

At the asking price

Monthly rent£3,300/mo

Evidenced range £3,100-£3,500

Interest rate5.4%

Loan to value75%

Cash required: £196,050
Net cash flow: £310/mo
Cash on cash: 1.9%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.67 - 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_snapshotsrent estimate 3300/mo (range 3100-3500)Rental economics · as of 10 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 6 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 6 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth Valuation methodology

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion
Valuation edge could not be scored
estimate confidence LOW below scoring floor
Rental economics needs verification before you rely on it
rent estimate 3300/mo (range 3100-3500)

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. Fill the valuation edge gap before relying on the score.
estimate confidence LOW below scoring floor
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£572,000

Rent Estimate (pcm)£3,300

Gross Yield6.77%

1y Growth-

3y Growth+0.6%

5y Growth+1.2%

10y Growth+2.2%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningModerate
LandslideModerate
Air QualityLow
NoiseHigh

View Full Risk Report

Planning Activity

Recent Apps

0WN8 0DR

Approval Rate

-12mo

Development

low

2026/0780/LDC
Certificate of Lawfulness - Use of residential property as a Children's Home C3 for up to two children
Pending
2026/0779/FUL
Proposed detached garage to the side of the existing house following the demolition of the existing prefabricated garage.
Pending
2026/0764/FUL
Proposed change of use of Existing Access Track to Provide Vehicular Access to the Approved Dog Exercise Field
Pending

View Planning Timeline

Ownership

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

View Ownership Details

Connectivity

Broadband (Standard)

17 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£31,884

Population Density1,287 /km²

Owner Occupied88%

Age Distribution

0-15 17%16-64 61%65+ 22%

View Area Profile

Schools Nearby

Hope High School
0.6 mi
-
Moorside Community Primary Academy School
0.7 mi
Good
Holland Moor Primary School
0.8 mi
Good
St Thomas the Martyr Voluntary Aided Church of England Primary School
0.8 mi
Good

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

View All Schools

Comparables

View All

Ivy Cottage Tower Nook
-
£350k
-

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