9 Wakefield Crescent, Standish, Wigan, WN6 0AU

UPRN:100011818802Semi-Detached House2 bedsBuilt 1967-1975

LeaseholdCouncil Tax: Band CEPC: C (71)

Data freshness:Listing· freshPlanning· 4mo agoOwnership· 1mo agoEPC· 3mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 6mo ago

9 Wakefield Crescent, Standish, Wigan, WN6 0AU

HP Score

/ 100

Mixed

Verdict

3 days ago

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

Evidence

19 of 21 sources

Sale Estimate

£242,000

£230k - £254kHigh

Estimate

£242k

Range

£230k – £254k

Rent Estimate (pcm)

£1,100

£1k - £1k

Monthly

£1,100

Yield

5.28%

Verdict

Derived from HomePortfolio scores

9 Wakefield Crescent earns an INVESTIGATE rating with HP Score 59/100. Investment score 54/100 reflects moderate fundamentals. Walkability is limited (26/100). 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 company ownershipHM Land Registry covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

59/ 100

Mixed

Investment Score

54/ 100

Moderate

Crime Score

No data

Walkability

26/ 100

Low

Transit & Bike

Transit 17Bike 36

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£250,000

At the asking price

Monthly rent£1,100/mo

Evidenced range £1,000-£1,200

Interest rate5.4%

Loan to value75%

Cash required: £78,800
Net cash flow: -£82/mo
Cash on cash: -1.3%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.30 - 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£242,000

Rent Estimate (pcm)£1,100

Gross Yield5.28%

1y Growth-

3y Growth+2.0%

5y Growth+2.7%

10y Growth+3.7%

Last Sold Price£170,000 (2019-05-14)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0WN6 0AU

Approval Rate

-12mo

Development

low

A/26/101442/HH
Raise in roof height of detached garage with dormer and juliette balcony to rear
Conditions
A/26/101446/WTTPO
T1 Hawthorn Crown lift by 1 metre T2 Sycamore Crown lift by 1 metre
Conditions
A/26/101385/HH
Porch to front (Retrospective Application)
Conditions

View Planning Timeline

Ownership

Corporate Ownership61.4%
Overseas OwnershipNo
Lease Term Remaining999+ yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2019-05-14
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

13 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£31,615

Population Density-

Owner Occupied96%

Age Distribution

0-15 14%16-64 59%65+ 27%

View Area Profile

Schools Nearby

My Oasis Therapeutic Alternative Provision
0.7 mi
Report card2026
Ofsted no longer awards a single overall grade.
Standish St Wilfrid's Church of England Primary Academy
0.8 mi
Report card2026
Ofsted no longer awards a single overall grade.
Wood Fold Primary School
0.8 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
St Marie's Catholic Primary School Standish
1.1 mi
Outstanding

7 of 14 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

21 Wakefield Crescent
-
£163k
-
15 Wakefield Crescent
-
£187k
-
11 Wakefield Crescent
-
£200k
-
12 Wakefield Crescent
-
£210k
-

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