12 ROCK LANE
Recent sale
£260k
Sale price
£/sqft
-
Rent pcm
-
Yield
-
20 Rock Lane, Melling, Liverpool, L31 1EP
UPRN:41109995Semi-Detached House3 bedsBuilt 1900-1929
FreeholdCouncil Tax: Band CEPC: E (52)
Data freshness:Listing· freshListing: fresh, refreshed today (2026-10-24T04:00:05.961683+00:00)Planning· 4mo agoPlanning: stale, refreshed 4mo ago (2026-07-10T08:27:54.760777+00:00)EPC· 2mo agoEPC: ageing, refreshed 2mo ago (2026-08-21T11:09:57.124522+00:00)Risk· 2y agoRisk: stale, refreshed 2y ago (2024-12-31T00:00:00+00:00)Schools· 4mo agoSchools: stale, refreshed 4mo ago (2026-07-07T02:37:19.861486+00:00)Amenities· 1mo agoAmenities: ageing, refreshed 1mo ago (2026-09-23T00:00:00+00:00)Area· Census 2021Area: static reference data (Census 2021); authoritative and does not refreshCouncil Tax· 5mo agoCouncil Tax: stale, refreshed 5mo ago (2026-06-07T13:40:04.540975+00:00)
Valuation estimateUpdated today
£494,000
Estimated value
Range: £470k - £519k|Last sold: -- (-)
Estimate of £494k for this semi-detached house. 313 sales in L31 in the last 12 months; median £251k.
Estimate confidence
High confidence
Value History
Current estimate
£494k
£470k - £519k - High confidence
Annualised (CAGR)
+13.06%
Over the full window
Peak estimate
£494k
Oct 2026
From peak
+0.00%
Drawdown from peak
AVM estimate (model)Repeat-sales index - L31 district (quarterly)index YoY +3.49%
Growth by window
3m
+50.61%
6m
+51.07%
12m
+58.33%
24m
+80.95%
60m
+98.39%
Rental Market
Estimated rent (pcm)
£2,300
/ month
Gross yield
6.13%
Rent ÷ asking price
Net yield
-
Vacancy trend
12-month change
Market Metrics
Median Area Price
£251k
L31 sales, last 12 months
12m Price Growth
-
L31 median, Land Registry
Days on Market
76d
L31 average
Sales & Yield
3 metricsTransactions / 12m
313
L31 sales
Area Gross Yield
5.79%
L31 medians
Last Sold
-
-
Investment Analysis
Buy-to-let cashflow + capital returns
Purchase
- Asking Price£450,000
- SDLT standard£12,500
- SDLT BTL surcharge (5%)£22,500
- Legal, survey + broker (assumed)£2,100
- RefurbishmentNot costed
- Total Cost (excl. refurb)£487,100
Funding
- Deposit (25%)£112,500
- Mortgage (75% LTV)£337,500
- Interest Rate (assumed)5.25%
- Mortgage TypeInterest Only
- Cash Required£149,600
Monthly Returns
- Monthly Rent (estimate)£2,300
- Mortgage Payment (IO)-£1,477
- Management (10%)-£230
- Insurance (assumed)-£40
- Maintenance (assumed)-£60
- Monthly Cashflow+£493
Capital Returns
- 5yr Property Value£525,228
- 5yr Capital Gain (3.14% pa, historical)+£75,228
- 5yr Cumulative Rent (net)+£123,268
- Less mortgage interest-£88,620
- 5yr Total Return+£109,876
Modelled on the live asking price. Assumed, as in the PDF report: 25% deposit, 5.25% interest-only mortgage, management 10% of rent, insurance £40/mo, maintenance £60/mo, legal, survey and broker £2,100. Refurbishment, voids and letting fees are not costed.
5-Year Projection
| Year | Property Value | Equity | Cashflow (cumulative) | Total Return | ROI |
|---|---|---|---|---|---|
| Year 1 | £464,130 | £126,630 | +£5,916 | +£20,046 | 13.4% |
| Year 2 | £478,704 | £141,204 | +£12,324 | +£41,028 | 27.4% |
| Year 3 | £493,735 | £156,235 | +£19,247 | +£62,982 | 42.1% |
| Year 4 | £509,238 | £171,738 | +£26,684 | +£85,923 | 57.4% |
| Year 5 | £525,228 | £187,728 | +£34,648 | +£109,876 | 73.4% |
Modelled on the live asking price. Capital growth 3.14% a year is the L31 area's 5-year historical rate (Land Registry medians), not a forecast. Rent grows 2% a year (assumed); management is 10% of each year's rent. Mortgage held interest-only at 5.25% for 5 years. Refurbishment, voids and letting fees are not costed. ROI is on cash required (£149,600).
Price Forecast
No forecast available.
Demand & Supply
DemandSupply
Comparable Sales
16 ROCK LANE
Recent sale
£340k
Sale price
£/sqft
-
Rent pcm
-
Yield
-
COSY COTTAGE, 14 ROCK LANE
Recent sale
£123k
Sale price
£/sqft
-
Rent pcm
-
Yield
-
14 ROCK LANE
Recent sale
£100k
Sale price
£/sqft
-
Rent pcm
-
Yield
-
Area Economic Intelligence
Signal
£29,335
Median earnings (local authority)
Signal
2,067
Population
Signal
2.9%
Households Deprived