106 Watery Lane, Darwen, BB3 2EB

UPRN:100010780311Mid Terrace House2 bedsBuilt before 1900

LeaseholdCouncil Tax: Band AEPC: D (65)

Data freshness:Listing· freshPlanning· 5mo agoOwnership· freshEPC· 3mo agoRisk· 5mo agoCrime· freshConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 1mo ago

HP Score

/ 100

Mixed

Verdict

2 days ago

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

Evidence

19 of 21 sources

Sale Estimate

£164,000

£156k - £172kHigh

Estimate

£164k

Range

£156k – £172k

Rent Estimate (pcm)

£1,200

£1k - £1k

Monthly

£1,200

Yield

8.73%

Verdict

Derived from HomePortfolio scores

106 Watery Lane earns an INVESTIGATE rating with HP Score 70/100. Investment score 55/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (45/100). 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 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

70/ 100

Mixed

Investment Score

55/ 100

Moderate

Crime Score

16/ 100

Moderate

Walkability

45/ 100

Mixed

Transit & Bike

Transit 27Bike 14

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Reduced confidence2 independent sourcesListing checked 13 Nov 2026

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

Valuation edge0/15
claims [AVM -0.6% (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 10 Nov 2026
- valuation_snapshotsestimate for 100010780311· as of 10 Nov 2026
Rental economics29.8/40
gross yield 8.7%; range width penalty ×1.00
- valuation_snapshotsrent estimate 1200/mo (range 1150-1250)· as of 10 Nov 2026· verify before relying on this
Stress margin4.7/30
stressed cash flow +56/mo, +5% 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 13 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 104 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 13 Nov 2026
Risk & liquidity14.7/15
522 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 70+ up to £136,000

£124,000£189,500

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£165,000

At the asking price

Monthly rent£1,200/mo

Evidenced range £1,150-£1,250

Interest rate5.4%

Loan to value75%

Cash required: £51,600
Net cash flow: £274/mo
Cash on cash: 6.4%
Score at this price: 49

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 2.15 - 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 100010780311Valuation edge · as of 10 Nov 2026
valuation_snapshotsrent estimate 1200/mo (range 1150-1250)Rental economics · as of 10 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 13 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 13 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 1200/mo (range 1150-1250)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 104 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 £136,000 the deal stops scoring well.
Computed by re-running the score at higher prices.
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£164,000

Rent Estimate (pcm)£1,200

Gross Yield8.73%

1y Growth+15.4%

3y Growth-0.1%

5y Growth+2.0%

10y Growth+3.7%

Last Sold Price£133,500 (2023-08-11)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonModerate
MiningLow
LandslideModerate
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0BB3 2EB

Approval Rate

-12mo

Development

low

10/26/0470
Proposed front dormer and enlargement of rear dormer
Pending
10/26/0368
Remove 7no. Ash trees affected by Ash dieback
Approved
10/26/0359
Erection of single storey rear extension
Approved

View Planning Timeline

Ownership

Corporate Ownership58.7%
Overseas OwnershipNo
Lease Term Remaining848 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2023-08-11
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

5 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£27,502

Population Density-

Owner Occupied65%

Age Distribution

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

View Area Profile

Schools Nearby

Ashleigh Primary School
0.2 mi
Good
Darwen, St Barnabas CofE Primary Academy
0.3 mi
Good
Aurora Woodlands School
0.3 mi
Good
St Joseph's Roman Catholic Primary School, Darwen
0.6 mi
-

1 of 11 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

98 Watery Lane
-
£100k
-
Watery Lane Garage Watery Lane
-
£250k
-
80 Watery Lane
-
£170k
-
68 Watery Lane
-
£85k
-

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