Apartment 317, Tobacco Warehouse, 21A Regent Road, Liverpool, L3 0BB

UPRN:38336513Flat/MaisonetteBeds -Built 1900

LeaseholdCouncil Tax: -EPC: B (82)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 2mo agoAmenities· 1mo agoArea· Census 2021

Apartment 317, Tobacco Warehouse, 21A Regent Road, Liverpool, L3 0BB

HP Score

/ 100

Mixed

Verdict

today

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

Evidence

18 of 21 sources

Sale Estimate

£506,000

£405k - £607kLow

Estimate

£506k

Range

£405k – £607k

Rent Estimate (pcm)

£2,900

£3k - £3k

Monthly

£2,900

Yield

12.21%

Verdict

Derived from HomePortfolio scores

Apartment 317 earns an INVESTIGATE rating with HP Score 64/100. Investment score 67/100 reflects moderate fundamentals. Crime intensity is elevated. Walkability is limited (67/100). 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

64/ 100

Mixed

Investment Score

67/ 100

Moderate

Crime Score

61/ 100

Elevated

Walkability

67/ 100

Moderate

Transit & Bike

Transit 12Bike 60

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceLead to verifyListing checked 30 Oct 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 44% above the ask. It ranks after every home whose inputs are verified.

Valuation edge2.5/15
claims [sold-comps +35.5%, £/sqft +35.6%] → 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; AVM excluded (estimate confidence LOW below scoring floor)
estimate confidence LOW below scoring floor · snapshot 10 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 14.8%· as of 5 Nov 2026
Rental economics37/40
gross yield 12.2%; range width penalty ×0.92; the estimate this rent rides on sits 44% above the ask - check the rent describes the advertised home
- valuation_snapshotsrent estimate 2900/mo (range 2700-3100)· as of 10 Oct 2026· verify before relying on this
- valuation_snapshotssale estimate 44% above the ask on the same snapshot - verify the rent describes this home· as of 10 Oct 2026· verify before relying on this
Stress margin26.9/30
stressed cash flow +779/mo, +27% of rent (6.75% on a 75% loan; disclosed service charge and ground rent); passes the stress
- listing_factsservice charge / ground rent from the advert· as of 30 Oct 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 80 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 30 Oct 2026
Risk & liquidity9.3/15
185 sales/12mo in area; valuation range width 40%
- 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 £320,500

£256,500£328,000

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£285,000

At the asking price

Monthly rent£2,900/mo

Evidenced range £2,700-£3,100

Interest rate5.4%

Loan to value75%

Cash required: £91,050
Net cash flow: £1,046/mo
Cash on cash: 13.8%
Score at this price: 76

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 3.01 - 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

property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 14.8%Valuation edge · as of 5 Nov 2026
valuation_snapshotsrent estimate 2900/mo (range 2700-3100)Rental economics · as of 10 Oct 2026 · verify before relying on this
valuation_snapshotssale estimate 44% above the ask on the same snapshot - verify the rent describes this homeRental economics · as of 10 Oct 2026 · verify before relying on this
listing_factsservice charge / ground rent from the advertStress margin · as of 30 Oct 2026
portal_listingsprice_changes + first_published_date

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 2900/mo (range 2700-3100)
Rental economics needs verification before you rely on it
sale estimate 44% 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. Set your walk-away price before viewing - above £320,500 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£506,000

Rent Estimate (pcm)£2,900

Gross Yield12.21%

1y Growth+14.7%

3y Growth-1.0%

5y Growth+1.8%

10y Growth+3.1%

Last Sold Price£500,000 (2021-09-30)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0L3 0BB

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
26H/1666
To erect a replacement front porch and a single-storey rear extension following demolition of existing conservatory
Pending

View Planning Timeline

Ownership

Corporate Ownership14%
Overseas OwnershipNo
Lease Term Remaining241 yrs
CovenantsNone
Lease TypeLeasehold
Last Ownership Change2021-09-30
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 Density-

Owner Occupied28%

Age Distribution

0-15 16%16-64 64%65+ 20%

View Area Profile

Schools Nearby

The Trinity Catholic Academy
0.6 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Holy Cross Catholic Primary School
0.9 mi
Good
Notre Dame Catholic Academy
1.0 mi
Inspected as Notre Dame Catholic College (URN 104706) on 24 May 2022
Riverside Primary School
1.0 mi
Good

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

View All Schools

Comparables

View All

Tobacco Warehouse, 21A Regent Road
-
£365k
-
Tobacco Warehouse, 21A Regent Road
-
£525k
-
Tobacco Warehouse, 21A Regent Road
-
£405k
-
Tobacco Warehouse, 21A Regent Road
-
£365k
-

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