3 Hodgkinsons Farm, Bolton, BL1 5ST

UPRN:10001240245Detached House4 bedsBuilt 1996-2002

LeaseholdCouncil Tax: -EPC: C (79)

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

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

18 of 21 sources

Sale Estimate

£725,000

£688k - £761kHigh

Estimate

£725k

Range

£688k – £761k

Rent Estimate (pcm)

£3,500

£3k - £4k

Monthly

£3,500

Yield

5.79%

Verdict

Derived from HomePortfolio scores

3 Hodgkinsons Farm earns an INVESTIGATE rating with HP Score 65/100. Investment score 65/100 reflects moderate fundamentals. Walkability is limited (31/100). 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

65/ 100

Mixed

Investment Score

65/ 100

Moderate

Crime Score

No data

Walkability

31/ 100

Mixed

Transit & Bike

Transit 27Bike 29

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 3 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 +0.0% (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 9 Oct 2026
- valuation_snapshotsestimate for 10001240245· as of 9 Oct 2026
Rental economics5.8/40
gross yield 5.8%; range width penalty ×0.91
- valuation_snapshotsrent estimate 3500/mo (range 3250-3750)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -616/mo, -18% 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 3 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 0 price cut(s), 253 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 3 Nov 2026
Risk & liquidity14.6/15
638 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

£544,000£833,500

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£725,000

At the asking price

Monthly rent£3,500/mo

Evidenced range £3,250-£3,750

Interest rate5.4%

Loan to value75%

Cash required: £245,050
Net cash flow: -£24/mo
Cash on cash: -0.1%
Score at this price: 20

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.43 - 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 10001240245Valuation edge · as of 9 Oct 2026
valuation_snapshotsrent estimate 3500/mo (range 3250-3750)Rental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 3 Nov 2026 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 3 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 3500/mo (range 3250-3750)
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. Treat the gap to the estimate as unproven - compare recent sold prices on the street yourself before pricing an offer around it.
On later completions, homes listed below their estimate sold at the same share of the asking price as the rest.
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£725,000

Rent Estimate (pcm)£3,500

Gross Yield5.79%

1y Growth-

3y Growth+4.7%

5y Growth+4.3%

10y Growth+3.3%

Last Sold Price£475,000 (2017-03-17)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonModerate
MiningUnknown
LandslideModerate
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

1BL1 5ST

Approval Rate

-12mo

Development

low

01973/26
DEMOLITION OF EXISTING GARAGE AND SIDE EXTENSION TOGETHER WITH ERECTION OF TWO STOREY SIDE AND SINGLE STOREY FRONT, REAR EXTENSIONS
Pending
01926/26
DISCHARGE OF CONDITION 5 (ENERGY ASSESSMENT) ON APPLICATION 12807/21
Pending
01905/26
VARIATION OF CONDITIONS 2 (MANAGEMENT PLAN) AND 16 (APPROVED PLANS) ON APPLICATION 12807/26 TO INCLUDE NEW POND WITHIN APPROVED GARDEN AREA, MATERIAL TO PATHWAYS, STORAGE ROOM, GREENHOUSE, OUTDOOR SWIMMING POOL, PERGOLA AND SOFT LANDSCAPING
Pending

View Planning Timeline

Ownership

Corporate Ownership44.3%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2017-03-17
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 Occupied75%

Age Distribution

0-15 19%16-64 57%65+ 24%

View Area Profile

Schools Nearby

Markland Hill Primary School
0.5 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
Johnson Fold Community Primary School
0.7 mi
Inspected as Johnson Fold Community Primary School (URN 105157) on 12 Nov 2024
Clevelands Prep School
0.8 mi
Inspected by ISI
Church Road Primary School
1.0 mi
Good

4 of 11 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Hodgkinsons Farm Boot Lane
-
£650k
-
Hodgkinsons Farm Boot Lane
-
£1k
-
Hodgkinsons Farm Boot Lane
-
£900
-
Hodgkinsons Farm Boot Lane
-
£514k
-

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