Apartment 54, Mather House, Mather Lane, Leigh, WN7 2FS

UPRN:10093945007Converted Flat2 bedsBuilt -

LeaseholdCouncil Tax: Band BEPC: C (69)

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

Apartment 54, Mather House, Mather Lane, Leigh, WN7 2FS

HP Score

/ 100

Strong

Verdict

5 days ago

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

Evidence

17 of 21 sources

Sale Estimate

£177,000

£168k - £186kHigh

Estimate

£177k

Range

£168k – £186k

Rent Estimate (pcm)

£1,150

£1k - £1k

Monthly

£1,150

Yield

8.12%

Verdict

Derived from HomePortfolio scores

Apartment 54 earns an INVESTIGATE rating with HP Score 79/100. Investment score 66/100 reflects moderate fundamentals. Walkability is good (83/100). 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

79/ 100

Strong

Investment Score

66/ 100

Moderate

Crime Score

No data

Walkability

83/ 100

High

Transit & Bike

Transit 41Bike 62

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceLead to verifyListing checked 5 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 +4.0% (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 13 Oct 2026
- valuation_snapshotsestimate for 10093945007· as of 13 Oct 2026
Rental economics25/40
gross yield 8.1%; range width penalty ×1.00
- valuation_snapshotsrent estimate 1150/mo (range 1100-1200)· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -2/mo, -0% 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 5 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 0 price cut(s), 42 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 5 Nov 2026
Risk & liquidity14.6/15
528 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 £127,500

£127,500£195,500

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£169,950

At the asking price

Monthly rent£1,150/mo

Evidenced range £1,100-£1,200

Interest rate5.4%

Loan to value75%

Cash required: £53,185
Net cash flow: £223/mo
Cash on cash: 5.0%
Score at this price: 40

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 2.00 - 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 10093945007Valuation edge · as of 13 Oct 2026
valuation_snapshotsrent estimate 1150/mo (range 1100-1200)Rental economics · as of 13 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 5 Nov 2026 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 5 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 1150/mo (range 1100-1200)
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. Set your walk-away price before viewing - above £127,500 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£177,000

Rent Estimate (pcm)£1,150

Gross Yield8.12%

1y Growth-2.2%

3y Growth+4.6%

5y Growth+3.3%

10y Growth+5.1%

Last Sold Price£161,500 (2025-03-13)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0WN7 2FS

Approval Rate

-12mo

Development

low

A/26/101511/CON
Condition Discharge application to PART discharge Condition No.10 (Ecological Enhancements - for the site of the existing school to be demolished) and Condition No.18 (Landscape and Implementation Plans - for the site of the existing school to be demolished) and to FULLY discharge Condition No.12 (Cycle Storage - for the new school site) and Condition No.25 (Implementation of Plan for Landscape Works - for the site of the existing school to be demolished) in respect of approved application A/23/96040/MAJOR
Pending
A/26/101503/NMAS
Non-Material Amendment application for previously approved application A/23/96040/MAJOR - Updates to drawing references in Condition 2 - Approved Plan List
Pending
A/26/101420/NMAS
Non-Material Amendment application for previously approved application A/24/97588/HH - Minor alterations to the internal arrangement at ground floor level; associated alterations to the external door and fenestration arrangements; minor changes to the window detailing; and the external air-conditioning unit shown on the revised drawings
Approved

View Planning Timeline

Ownership

Corporate Ownership50%
Overseas OwnershipNo
Lease Term Remaining242 yrs
CovenantsNone
Lease TypeLeasehold
Last Ownership Change2025-03-13
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

18 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£31,615

Population Density-

Owner Occupied64%

Age Distribution

0-15 14%16-64 64%65+ 22%

View Area Profile

Schools Nearby

St Joseph's Catholic Primary School Leigh
0.1 mi
Report card2026
Ofsted no longer awards a single overall grade.
Christ Church CofE Primary School, Pennington
0.3 mi
Good
Elysium Training & Consultancy Ltd
0.4 mi
-
St Thomas' CofE Primary School, Leigh
0.4 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.

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

View All Schools

Comparables

View All

Mather House Mather Lane
-
£160k
-
Mather House Mather Lane
-
£240k
-
Mather House Mather Lane
-
£165k
-
Mather House Mather Lane
-
£147k
-

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