13 Entwistle Grove, Leigh, WN7 3DQ

UPRN:100011707910Semi-Detached HouseBeds -Built 1930-1949

LeaseholdCouncil Tax: Band CEPC: D (65)

Data freshness:Listing· freshPlanning· 4mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 6mo ago

HP Score

/ 100

Mixed

Verdict

2 days ago

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

Evidence

18 of 21 sources

Sale Estimate

£226,000

£215k - £237kHigh

Estimate

£226k

Range

£215k – £237k

Rent Estimate (pcm)

£1,350

£1k - £1k

Monthly

£1,350

Yield

6.61%

Verdict

Derived from HomePortfolio scores

13 Entwistle Grove earns an INVESTIGATE rating with HP Score 68/100. Investment score 59/100 reflects moderate fundamentals. 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 NationsOfcom mobile coverageMarket 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 2021HM Land Registry covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

68/ 100

Mixed

Investment Score

59/ 100

Moderate

Crime Score

No data

Walkability

45/ 100

Mixed

Transit & Bike

Transit 19Bike 43

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 5 Nov 2026

This rests largely on a single source. Treat the score as a prompt to investigate, not a conclusion.

Check before relying on this score: leasehold with no service charge disclosed - the stress test assumes GBP 0. It ranks after every home whose inputs are verified.

Valuation edge0/15
claims [AVM -8.4% (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 100011707910· as of 13 Oct 2026
Rental economics12.6/40
gross yield 6.6%; range width penalty ×0.98
- valuation_snapshotsrent estimate 1350/mo (range 1250-1400)· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -171/mo, -13% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); fails the stress - earns nothing; leasehold with no service charge disclosed - the stress assumes GBP 0
- underwriting_assumptionscosts not disclosed by the advert· as of 5 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 0 price cut(s), 29 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 & liquidity14.7/15
528 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 sensitivity

£184,000£282,000

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£245,000

At the asking price

Monthly rent£1,350/mo

Evidenced range £1,250-£1,400

Interest rate5.4%

Loan to value75%

Cash required: £77,200
Net cash flow: £108/mo
Cash on cash: 1.7%
Score at this price: 27

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.63 - 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 100011707910Valuation edge · as of 13 Oct 2026
valuation_snapshotsrent estimate 1350/mo (range 1250-1400)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 · verify before relying on this
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 low
largely a single source - treat the number as a prompt, not a conclusion
Rental economics needs verification before you rely on it
rent estimate 1350/mo (range 1250-1400)
Stress margin needs verification before you rely on it
costs not disclosed by the advert

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. 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£226,000

Rent Estimate (pcm)£1,350

Gross Yield6.61%

1y Growth-

3y Growth+4.6%

5y Growth+3.3%

10y Growth+5.1%

Last Sold Price£210,000 (2025-05-28)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0WN7 3DQ

Approval Rate

-12mo

Development

low

A/26/101532/HH
Single storey side extension and relocation of entrance door
Pending
A/26/101511/CON
Condition Discharge application to PART discharge Condition No.10 (Ecological Enhancements - for the site of the existing school to be demolished) and Condition No.18 (Landscape and Implementation Plans - for the site of the existing school to be demolished) and to FULLY discharge Condition No.12 (Cycle Storage - for the new school site) and Condition No.25 (Implementation of Plan for Landscape Works - for the site of the existing school to be demolished) in respect of approved application A/23/96040/MAJOR
Pending
A/26/101503/NMAS
Non-Material Amendment application for previously approved application A/23/96040/MAJOR - Updates to drawing references in Condition 2 - Approved Plan List
Pending

View Planning Timeline

Ownership

Corporate Ownership50%
Overseas OwnershipNo
Lease Term Remaining999+ yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2025-05-28
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

15 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£31,615

Population Density-

Owner Occupied84%

Age Distribution

0-15 15%16-64 60%65+ 25%

View Area Profile

Schools Nearby

Bedford Hall Methodist Primary School
0.1 mi
Good
St Thomas' CofE Primary School, Leigh
0.3 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Bedford High School
0.4 mi
Good
St Joseph's Catholic Primary School Leigh
0.6 mi
Report card2026
Ofsted no longer awards a single overall grade.

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

View All Schools

Comparables

View All

13 Entwistle Grove
-
£210k
-
14 Entwistle Grove
-
£255k
-
11 Entwistle Grove
-
£230k
-
6B Entwistle 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