27 Upper Lees Drive, Westhoughton, Bolton, BL5 3UE

UPRN:100010937427Detached House3 bedsBuilt 1976-1982

FreeholdCouncil Tax: Band DEPC: D (65)

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

27 Upper Lees Drive, Westhoughton, Bolton, BL5 3UE

HP Score

/ 100

Mixed

Verdict

today

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

Evidence

17 of 21 sources

Sale Estimate

£318,000

£286k - £350kMedium

Estimate

£318k

Range

£286k – £350k

Rent Estimate (pcm)

£1,500

£1k - £2k

Monthly

£1,500

Yield

6.00%

Verdict

Derived from HomePortfolio scores

27 Upper Lees Drive earns an INVESTIGATE rating with HP Score 66/100. Investment score 46/100 reflects below-average fundamentals. 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)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 2021HM Land Registry company ownershipHM Land Registry covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

66/ 100

Mixed

Investment Score

46/ 100

Mixed

Crime Score

No data

Walkability

55/ 100

Moderate

Transit & Bike

Transit 39Bike 38

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

listing is 'Sold subject to contract' - sale already progressing, not an actionable opportunity

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£300,000

At the asking price

Monthly rent£1,500/mo

Evidenced range £1,400-£1,650

Interest rate5.4%

Loan to value75%

Cash required: £96,300
Net cash flow: £26/mo
Cash on cash: 0.3%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.48 - clears the usual 1.25 test. These are your assumptions, not evidence: only the pre-filled rent and price come from the record.

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion

Property risk deep-dive →flood, subsidence, crime, environment - the full domain

Plan

Before you offer

1. 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£318,000

Rent Estimate (pcm)£1,500

Gross Yield6.00%

1y Growth-3.8%

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
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0BL5 3UE

Approval Rate

-12mo

Development

low

01986/26
ERECTION OF SINGLE STOREY SIDE AND REAR EXTENSION
Pending
01834/26
ERECTION OF SINGLE STOREY REAR EXTENSION TOGETHER WITH INSTALLATION OF RAISED DECKING AND BALUSTRADES
Pending
01839/26
CERTIFICATE OF LAWFUL DEVELOPMENT (S192) FOR THE PROPOSED ADDITIONAL USE OF THE PROPERTY (CLASS C3) AS A PRIVATE HIRE SINGLE OPERATOR TAXI BASE FOR 1 VEHICLE
Approved

View Planning Timeline

Ownership

Corporate Ownership67.7%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

7 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£29,409

Population Density1,526 /km²

Owner Occupied93%

Age Distribution

0-15 15%16-64 56%65+ 29%

View Area Profile

Schools Nearby

St Thomas CofE Primary School
0.3 mi
Report card2026
Ofsted no longer awards a single overall grade.
Sacred Heart Roman Catholic Primary School
0.4 mi
Outstanding
The Gates Primary School
0.6 mi
Good
Woodland Primary Academy
0.7 mi
Inspected as Washacre Primary School (URN 105199) on 21 Jan 2020

6 of 15 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

28 Upper Lees Drive
-
£250k
-
12 Upper Lees Drive
-
£260k
-
6 Upper Lees Drive
-
£282k
-
6 Upper Lees Drive
-
£186k
-

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