14 Westbourne Close, Ince, Wigan, WN3 4JE

UPRN:10009209652Terrace Property4 bedsBuilt 2003-2006

LeaseholdCouncil Tax: Band CEPC: C (73)

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

14 Westbourne Close, Ince, Wigan, WN3 4JE

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

£226,000

£214k - £237kHigh

Estimate

£226k

Range

£214k – £237k

Rent Estimate (pcm)

£1,650

£2k - £2k

Monthly

£1,650

Yield

9.66%

Verdict

Derived from HomePortfolio scores

14 Westbourne Close earns an INVESTIGATE rating with HP Score 63/100. Investment score 61/100 reflects moderate fundamentals. Walkability is limited (36/100). 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 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

63/ 100

Mixed

Investment Score

61/ 100

Moderate

Crime Score

No data

Walkability

36/ 100

Mixed

Transit & Bike

Transit 34Bike 26

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceLead to verifyListing checked 4 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 +9.3% (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 10009209652· as of 13 Oct 2026
Rental economics37.3/40
gross yield 9.7%; range width penalty ×1.00
- valuation_snapshotsrent estimate 1650/mo (range 1600-1750)· as of 13 Oct 2026· verify before relying on this
Stress margin11.6/30
stressed cash flow +191/mo, +12% of rent (6.75% on a 75% loan; disclosed service charge and ground rent); passes the stress; leasehold with no service charge disclosed - the stress assumes GBP 0
- listing_factsservice charge / ground rent from the advert· as of 4 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 0 price cut(s), 48 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 4 Nov 2026
Risk & liquidity14.6/15
285 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 sensitivityScores 70+ up to £189,500

£154,000£235,500

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£205,000

At the asking price

Monthly rent£1,650/mo

Evidenced range £1,600-£1,750

Interest rate5.4%

Loan to value75%

Cash required: £64,400
Net cash flow: £450/mo
Cash on cash: 8.4%
Score at this price: 64

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 2.38 - 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 10009209652Valuation edge · as of 13 Oct 2026
valuation_snapshotsrent estimate 1650/mo (range 1600-1750)Rental economics · as of 13 Oct 2026 · verify before relying on this
listing_factsservice charge / ground rent from the advertStress margin · as of 4 Nov 2026 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 4 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 1650/mo (range 1600-1750)
Stress margin needs verification before you rely on it
service charge / ground rent from 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. Set your walk-away price before viewing - above £189,500 the deal stops scoring well.
Computed by re-running the score at higher prices.
3. 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.
4. Commission a full structural survey, not a basic condition report.
The score prices market evidence, not the fabric of the building.

Valuation & Market

Sale Estimate£226,000

Rent Estimate (pcm)£1,650

Gross Yield9.66%

1y Growth-

3y Growth+1.4%

5y Growth+3.3%

10y Growth+3.0%

Last Sold Price£140,000 (2016-11-29)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0WN3 4JE

Approval Rate

-12mo

Development

low

A/26/101403/HH
Two storey extension to side
Conditions
A/26/101397/HH
Single storey rear extension linking to existing extension
Conditions
A/26/101223/CON
Condition Discharge application to discharge Condition No.3 (Protection of Sewer) and Condition No.14 (Lighting Strategy) in respect of approved application A/22/94681/MAJOR
Approved

View Planning Timeline