2 Gem Street, Liverpool, L5 2AT

UPRN:38258612Flat/Maisonette2 bedsBuilt 2007-2011

LeaseholdCouncil Tax: Band AEPC: B (81)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoEPC· 4mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 2mo agoAmenities· 2mo agoArea· Census 2021

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

19 of 21 sources

Sale Estimate

£90,000

£85k - £94kHigh

Estimate

£90k

Range

£85k – £94k

Rent Estimate (pcm)

£650

£600 - £650

Monthly

£650

Yield

9.07%

Verdict

Derived from HomePortfolio scores

2 Gem Street earns an INVESTIGATE rating with HP Score 63/100. Investment score 68/100 reflects moderate fundamentals. Crime intensity is moderate. Walkability is limited (68/100). 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

68/ 100

Moderate

Crime Score

52/ 100

Elevated

Walkability

68/ 100

Moderate

Transit & Bike

Transit 40Bike 58

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Reduced confidence2 independent sourcesListing checked 4 Nov 2026

Fewer independent sources agree, or a component could not be scored.

Valuation edge2.5/15
claims [AVM +4.4% (HIGH), sold-comps +8.5%, £/sqft +8.1%] → measured edge +0.50pp 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 38258612· as of 9 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 24%· as of 3 Nov 2026
Rental economics32.6/40
gross yield 9.1%; range width penalty ×1.00
- valuation_snapshotsrent estimate 650/mo (range 600-650)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -129/mo, -20% of rent (6.75% on a 75% loan; disclosed service charge and ground rent); fails the stress - earns nothing
- listing_factsservice charge / ground rent from the advert· as of 4 Nov 2026
Seller motivationNot scored
context, not scored: 3 price cut(s), 360 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
101 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

£64,500£99,000

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£86,000

At the asking price

Monthly rent£650/mo

Evidenced range £600-£650

Interest rate5.4%

Loan to value75%

Cash required: £27,100
Net cash flow: £160/mo
Cash on cash: 7.1%
Score at this price: 50

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 2.24 - 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 38258612Valuation edge · as of 9 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 24%Valuation edge · as of 3 Nov 2026
valuation_snapshotsrent estimate 650/mo (range 600-650)Rental economics · as of 9 Oct 2026 · verify before relying on this
listing_factsservice charge / ground rent from the advertStress margin · as of 4 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 4 Nov 2026

Risks

What could kill this deal

Score confidence is reduced
fewer independent sources agree, or a component could not be scored
Rental economics needs verification before you rely on it
rent estimate 650/mo (range 600-650)
Seller motivation could not be scored
context, not scored: 3 price cut(s), 360 days on market; homes with a cut sold 0.2-0.3pp further below the cut ask, which is not an edge

Property risk deep-dive →

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. Ask the agent why the price was reduced and whether a previous sale fell through.
3 price cut(s) recorded on the listing history.
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£90,000

Rent Estimate (pcm)£650

Gross Yield9.07%

1y Growth-

3y Growth-4.5%

5y Growth+4.0%

10y Growth+3.2%

Last Sold Price£76,000 (2020-11-13)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0L5 2AT

Approval Rate

-12mo

Development

low

26DIS/1878
To discharge condition 9 (construction waste management) from planning ref 22F/3433
Pending
26DIS/1809
To discharge conditions 3. Material, 4. Site Investigation, 6. Hard and Soft Landscaping, 8. Tree root mitigation, 9. Planting pits, 10. Landscape management plan, 11. off site Highways works, 14. EV parking provisions, 15. CEMO, 16. Sustainable Drainage, 17. Surface water drainage, 18. canal RAMS, 19. Canal wall wash, 21. Piling, 22. Archaeological works, 23. External works, 26. Waste management, 31 Bird boxes and 32. CEMP Biodiversity attached to planning ref 25F/2526
Pending
26NM/1721
Planning application for non-material amendment to planning ref 16F/3078 (To erect three 9-19 storey apartment blocks containing 381 residential units with ground floor communal space, a commercial unit (Use Classes A1/A3/A4/D2), associated access, servicing, parking and landscaping) so as to make amendments to the access, internal layouts, landscape and elevations.
Pending

View Planning Timeline

Ownership

Corporate Ownership59%
Overseas OwnershipNo
Lease Term Remaining135 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2020-11-13
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£30,947

Population Density4,903 /km²

Owner Occupied23%

Age Distribution

0-15 19%16-64 62%65+ 19%

View Area Profile

Schools Nearby

The Trinity Catholic Academy
0.3 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Notre Dame Catholic Academy
0.5 mi
Inspected as Notre Dame Catholic College (URN 104706) on 24 May 2022
Faith Primary Academy
0.7 mi
Report card2026
Ofsted no longer awards a single overall grade.
Millstead School
0.7 mi
Outstanding

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

View All Schools

Comparables

View All

8 Gem Street
-
£80k
-
18 Gem Street
-
£162k
-
30 Gem Street
-
£167k
-
6 Gem Street
-
£92k
-

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