Brewery Cottage, 6–8 School Lane, Standish, Wigan, WN6 0TD

UPRN:100011808065Detached House4 bedsBuilt 1900-1929

FreeholdCouncil Tax: Band DEPC: E (51)

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

Brewery Cottage, 6–8 School Lane, Standish, Wigan, WN6 0TD

HP Score

/ 100

Strong

Verdict

2 days ago

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Strong fundamentals; flood risk not assessed

Evidence

20 of 21 sources

Sale Estimate

£507,000

£482k - £533kHigh

Estimate

£507k

Range

£482k – £533k

Rent Estimate (pcm)

£1,950

£2k - £2k

Monthly

£1,950

Yield

4.59%

Verdict

Derived from HomePortfolio scores

Brewery Cottage earns an INVESTIGATE rating with HP Score 75/100. Investment score 52/100 reflects moderate fundamentals. Walkability is good (80/100). 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 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 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

75/ 100

Strong

Investment Score

52/ 100

Moderate

Crime Score

No data

Walkability

80/ 100

High

Transit & Bike

Transit 43Bike 57

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

advert has 2 bedrooms but the valuation snapshot describes 4 - the UPRN's evidence is for a different home

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£510,000

At the asking price

Monthly rent£1,950/mo

Evidenced range £1,750-£2,150

Interest rate5.4%

Loan to value75%

Cash required: £169,800
Net cash flow: -£371/mo
Cash on cash: -2.6%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.13 - below 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£507,000

Rent Estimate (pcm)£1,950

Gross Yield4.59%

1y Growth-

3y Growth+2.0%

5y Growth+2.7%

10y Growth+3.7%

Last Sold Price£168,500 (2017-10-27)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningUnknown
LandslideModerate
Air QualityLow
NoiseHigh

View Full Risk Report

Planning Activity

Recent Apps

0WN6 0TD

Approval Rate

-12mo

Development

low

A/26/101720/PDE
Single storey rear extension projecting 4 metres, height to the eaves 2.4 metres and height to top of roof lantern 2.77 metres
Pending
A/26/101630/CON
Condition Discharge application to discharge Condition No.2 (Noise Survey) in respect of approved application A/26/100685/PDMA
Pending
A/26/101514/HH
Dormer to rear together with external alterations to fenestration
Pending

View Planning Timeline

Ownership

Corporate Ownership61.4%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2017-10-27
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

19 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£31,615

Population Density4,106 /km²

Owner Occupied83%

Age Distribution

0-15 23%16-64 69%65+ 8%

View Area Profile

Schools Nearby

Wood Fold Primary School
0.2 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
St Marie's Catholic Primary School Standish
0.3 mi
Outstanding
My Oasis Therapeutic Alternative Provision
0.3 mi
Report card2026
Ofsted no longer awards a single overall grade.
Standish Community High School
0.4 mi
Report card2026
Ofsted no longer awards a single overall grade.

5 of 12 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

46 School Lane
-
£209k
-
36 School Lane
-
£140k
-
The Beeches School Lane
-
£3.48M
-
46 School Lane
-
£150k
-

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