4 Golborne Dale Road, Newton-le-Willows, WA12 0JD

UPRN:39023958Semi-Detached HouseBeds -Built 1900-1929

FreeholdCouncil Tax: Band CEPC: D (64)

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

4 Golborne Dale Road, Newton-le-Willows, WA12 0JD

HP Score

/ 100

Mixed

Verdict

3 days ago

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

Evidence

17 of 21 sources

Sale Estimate

£312,000

£249k - £374kLow

Estimate

£312k

Range

£249k – £374k

Rent Estimate (pcm)

£1,800

£2k - £2k

Monthly

£1,800

Yield

5.76%

Verdict

Derived from HomePortfolio scores

4 Golborne Dale Road earns an INVESTIGATE rating with HP Score 69/100. Investment score 63/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (33/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is freehold. Every figure here comes from the live HomePortfolio API; anything it does not publish is left out.

Key SourcesEPC RegisterPortal listingsOfcom Connected NationsMarket estimates (third-party AVM)Defra 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

69/ 100

Mixed

Investment Score

63/ 100

Moderate

Crime Score

20/ 100

Moderate

Walkability

33/ 100

Mixed

Transit & Bike

Transit 10Bike 23

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

headline score requires valuation_edge (estimate confidence LOW below scoring floor)

What we could establish

Rental economics5.9/40
gross yield 5.8%; range width penalty ×0.98
- valuation_snapshotsrent estimate 1800/mo (range 1700-1900)· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -389/mo, -22% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); fails the stress - earns nothing
- underwriting_assumptionscosts not disclosed by the advert· as of 29 Oct 2026
Risk & liquidity9.2/15
283 sales/12mo in area; valuation range width 40%
- property_intelligencetransactions_12mo

Withholding a score is deliberate. A number built on missing or stale inputs would look more certain than the evidence allows.

Economics

What happens to your money

Your assumptions

Purchase price£375,000

At the asking price

Monthly rent£1,800/mo

Evidenced range £1,700-£1,900

Interest rate5.4%

Loan to value75%

Cash required: £122,550
Net cash flow: -£19/mo
Cash on cash: -0.2%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.42 - 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_snapshotsrent estimate 1800/mo (range 1700-1900)Rental economics · as of 13 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 29 Oct 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 29 Oct 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth Valuation methodology

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion
Valuation edge could not be scored
estimate confidence LOW below scoring floor
Rental economics needs verification before you rely on it
rent estimate 1800/mo (range 1700-1900)

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. Fill the valuation edge gap before relying on the score.
estimate confidence LOW below scoring floor
3. Commission a full structural survey, not a basic condition report.
The score prices market evidence, not the fabric of the building.

Every step above was generated from a specific gap or flag in the evidence - no generic advice, no invented tasks.

Valuation & Market

Sale Estimate£312,000

Rent Estimate (pcm)£1,800

Gross Yield5.76%

1y Growth-

3y Growth+1.0%

5y Growth+2.4%

10y Growth+3.6%

Last Sold Price£202,000 (2025-07-10)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0WA12 0JD

Approval Rate

-12mo

Development

low

P/2026/0526/COT
Works to 3no sweetgum trees in a Conservation Area for felling and tree replacement
Pending
P/2026/0525/COT
Works to 1no sycamore tree in a conservation area.
Pending
P/2026/0414/HHFP
Demolition of existing extension and outbuilding. Proposed two storey side extension, single storey rear extension and minor roof alterations, erection of new outbuilding and associated landscaping works. New brick boundary wall and entrance gates.
Pending

View Planning Timeline

Ownership

Corporate Ownership48.8%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsNone
Lease TypeFreehold
Last Ownership Change2025-07-10
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

11 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£31,443

Population Density-

Owner Occupied81%

Age Distribution

0-15 15%16-64 61%65+ 24%

View Area Profile

Schools Nearby

St Peter's CofE Primary School
0.7 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Hope Academy
1.0 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
Newton-le-Willows Primary School
1.1 mi
Report card2026
Ofsted no longer awards a single overall grade.
All Saints Catholic Primary School, Golborne, Wigan
1.2 mi
-

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

View All Schools

Comparables

View All

11 Golborne Dale Road
-
£207k
-
23 Golborne Dale Road
-
£330k
-
3 Golborne Dale Road
-
£163k
-
15 Golborne Dale Road
-
£259k
-

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