White Cottage, Whins Lane, Simonstone, Burnley, BB12 7QT

UPRN:100012406784Detached House4 bedsBuilt before 1900

FreeholdCouncil Tax: Band FEPC: D (60)

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

White Cottage, Whins Lane, Simonstone, Burnley, BB12 7QT

HP Score

/ 100

Mixed

Verdict

2 days ago

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

Evidence

20 of 21 sources

Sale Estimate

£789,000

£710k - £868kMedium

Estimate

£789k

Range

£710k – £868k

Rent Estimate (pcm)

£3,800

£3k - £4k

Monthly

£3,800

Yield

7.61%

Verdict

Derived from HomePortfolio scores

White Cottage earns an INVESTIGATE rating with HP Score 67/100. Investment score 60/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (20/100). 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

67/ 100

Mixed

Investment Score

60/ 100

Moderate

Crime Score

13/ 100

Low

Walkability

20/ 100

Low

Transit & Bike

Transit 38Bike 8

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 9 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: the estimate sits 24% above the ask. It ranks after every home whose inputs are verified.

Valuation edge0/15
claims [AVM +24.1% (MEDIUM), sold-comps -15.9%, £/sqft -15.8%] → 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 (MEDIUM confidence) · snapshot 11 Nov 2026
- valuation_snapshotsestimate for 100012406784· as of 11 Nov 2026
- property_comparablessold-evidence family (implied value + £/sqft): 8 comps, dispersion 18.1%· as of 10 Nov 2026
Rental economics17.9/40
gross yield 7.6%; range width penalty ×0.86; the estimate this rent rides on sits 24% above the ask - check the rent describes the advertised home
- valuation_snapshotsrent estimate 3800/mo (range 3450-4100)· as of 11 Nov 2026· verify before relying on this
- valuation_snapshotssale estimate 24% above the ask on the same snapshot - verify the rent describes this home· as of 11 Nov 2026· verify before relying on this
Stress margin3.6/30
stressed cash flow +136/mo, +4% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); passes the stress
- underwriting_assumptionscosts not disclosed by the advert· as of 9 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 63 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 9 Nov 2026
Risk & liquidity12.8/15
477 sales/12mo in area; valuation range width 20%
- 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

£449,000£689,000

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£599,000

At the asking price

Monthly rent£3,800/mo

Evidenced range £3,450-£4,100

Interest rate5.4%

Loan to value75%

Cash required: £200,950
Net cash flow: £609/mo
Cash on cash: 3.6%
Score at this price: 34

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.88 - 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 100012406784Valuation edge · as of 11 Nov 2026
property_comparablessold-evidence family (implied value + £/sqft): 8 comps, dispersion 18.1%Valuation edge · as of 10 Nov 2026
valuation_snapshotsrent estimate 3800/mo (range 3450-4100)Rental economics · as of 11 Nov 2026 · verify before relying on this
valuation_snapshotssale estimate 24% above the ask on the same snapshot - verify the rent describes this homeRental economics · as of 11 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advert

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 3800/mo (range 3450-4100)
Rental economics needs verification before you rely on it
sale estimate 24% above the ask on the same snapshot - verify the rent describes this home

Plan

Before you offer

1. Get two written rental appraisals from local lettings agents.
The market estimate this rent rides on sits far above the asking price, so the rent may describe a different home.
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£789,000

Rent Estimate (pcm)£3,800

Gross Yield7.61%

1y Growth-

3y Growth+1.5%

5y Growth+1.5%

10y Growth+3.9%

Last Sold Price£267,500 (2003-05-02)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningLow
LandslideModerate
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

1BB12 7QT

Approval Rate

-12mo

Development

low

38851/3/2026/0769
Approval of details reserved by condition 4 (Method Statement) on Listed Building Consent 3/2025/0983.
Pending
38852/3/2026/0770
Proposed erection of a two-storey side extension.
Pending
38846/3/2026/0764
Approval of details reserved by condition 4 (Method Statement) on planning permission 3/2025/0982.
Pending

View Planning Timeline

Ownership

Corporate Ownership33.8%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2003-05-02
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

27 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£34,077

Population Density250 /km²

Owner Occupied78%

Age Distribution

0-15 16%16-64 61%65+ 23%

View Area Profile

Schools Nearby

Read St John's CofE Primary School
0.4 mi
Good
Simonstone St Peter's Church of England Primary School
0.5 mi
Good
St Mary's Roman Catholic Primary School, Sabden
1.3 mi
Good
Padiham St Leonard's Voluntary Aided Church of England Primary School
1.4 mi
Requires improvementConcerns

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

View All Schools

Comparables

View All

Tree Tops Whins Lane
-
£225k
-
Beth Shalom Whins Lane
-
£600k
-
Bridleway Whins Lane
-
£415k
-
Carniola Whins Lane
-
£750k
-

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