1 Allenby Grove, Westhoughton, Bolton, BL5 2AQ

UPRN:100010844822Semi-Detached House4 bedsBuilt 1950-1966

Tenure: -Council Tax: Band CEPC: C (71)

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

1 Allenby Grove, Westhoughton, Bolton, BL5 2AQ

HP Score

/ 100

Mixed

Verdict

4 days ago

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

Evidence

16 of 21 sources

Sale Estimate

£256,000

£205k - £307kLow

Estimate

£256k

Range

£205k – £307k

Rent Estimate (pcm)

£1,500

£1k - £2k

Monthly

£1,500

Yield

6.10%

Verdict

Derived from HomePortfolio scores

1 Allenby Grove earns an INVESTIGATE rating with HP Score 71/100. Investment score 61/100 reflects moderate fundamentals. Walkability is limited (66/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. 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)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 Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

71/ 100

Mixed

Investment Score

61/ 100

Moderate

Crime Score

No data

Walkability

66/ 100

Moderate

Transit & Bike

Transit 33Bike 34

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 economics8.2/40
gross yield 6.1%; range width penalty ×0.93
- valuation_snapshotsrent estimate 1500/mo (range 1400-1600)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -272/mo, -18% 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 4 Nov 2026
Risk & liquidity9.3/15
299 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£295,000

At the asking price

Monthly rent£1,500/mo

Evidenced range £1,400-£1,600

Interest rate5.4%

Loan to value75%

Cash required: £94,550
Net cash flow: £43/mo
Cash on cash: 0.5%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.51 - 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 1500/mo (range 1400-1600)Rental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 4 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 4 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 1500/mo (range 1400-1600)

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£256,000

Rent Estimate (pcm)£1,500

Gross Yield6.10%

1y Growth-

3y Growth+1.6%

5y Growth+1.9%

10y Growth+4.1%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0BL5 2AQ

Approval Rate

-12mo

Development

low

01719/26
APPLICATION FOR PERMISSION IN PRINCIPLE FOR ERECTION OF 9 NO. DWELLINGS
Approved
01695/26
CERTIFICATE OF LAWFULNESS (S192) FOR THE PROPOSED CHANGE OF USE FROM DWELLINGHOUSE (C3) TO CHILDRENS CARE HOME FOR 2NO. CHILDREN
Approved
01696/26
ERECTION OF PORCH TOGETHER WITH CONVERSION OF GARAGE INTO HABITABLE ROOM
Conditions

View Planning Timeline

Ownership

Corporate Ownership67.8%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsNone
Lease Type-
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

16 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£29,409

Population Density-

Owner Occupied66%

Age Distribution

0-15 18%16-64 64%65+ 18%

View Area Profile

Schools Nearby

St George's CofE Primary School
0.3 mi
Report card2026
Ofsted no longer awards a single overall grade.
St Bartholomew's CofE Primary School
0.3 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Eatock Primary School
0.4 mi
Outstanding
Woodland Primary Academy
0.6 mi
Inspected as Washacre Primary School (URN 105199) on 21 Jan 2020

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

View All Schools

Comparables

View All

19 Allenby Grove
-
£150k
-
8 Allenby Grove
-
£210k
-
14 Allenby Grove
-
£180k
-
16 Allenby Grove
-
£180k
-

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