307 Higher Lane, Crank, St. Helens, WA11 8QU

UPRN:39028200Detached PropertyBeds -Built -

FreeholdCouncil Tax: Band FEPC: -

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

307 Higher Lane, Crank, St. Helens, WA11 8QU

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

£947,000

£758k - £1.14MLow

Estimate

£947k

Range

£758k – £1.14M

Rent Estimate (pcm)

£3,950

£4k - £4k

Monthly

£3,950

Yield

7.90%

Verdict

Derived from HomePortfolio scores

307 Higher Lane earns an INVESTIGATE rating with HP Score 65/100. Investment score 57/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (23/100). 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 SourcesPortal 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 Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

65/ 100

Mixed

Investment Score

57/ 100

Moderate

Crime Score

8/ 100

Low

Walkability

23/ 100

Low

Transit & Bike

Transit 8Bike 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 economics19/40
gross yield 7.9%; range width penalty ×0.82; the estimate this rent rides on sits 37% above the ask - check the rent describes the advertised home
- valuation_snapshotsrent estimate 3950/mo (range 3550-4300)· as of 13 Oct 2026· verify before relying on this
- valuation_snapshotssale estimate 37% above the ask on the same snapshot - verify the rent describes this home· as of 13 Oct 2026· verify before relying on this
Stress margin6.1/30
stressed cash flow +242/mo, +6% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); passes the stress
- underwriting_assumptionscosts not disclosed by the advert· as of 29 Oct 2026
Risk & liquidity9.3/15
358 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£600,000

At the asking price

Monthly rent£3,950/mo

Evidenced range £3,550-£4,300

Interest rate5.4%

Loan to value75%

Cash required: £201,300
Net cash flow: £710/mo
Cash on cash: 4.2%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.95 - 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 3950/mo (range 3550-4300)Rental economics · as of 13 Oct 2026 · verify before relying on this
valuation_snapshotssale estimate 37% above the ask on the same snapshot - verify the rent describes this homeRental 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

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 3950/mo (range 3550-4300)

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. Ask the agent why the price was reduced and whether a previous sale fell through.
1 price cut(s) recorded on the listing history.
3. Fill the valuation edge gap before relying on the score.
estimate confidence LOW below scoring floor
4. 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£947,000

Rent Estimate (pcm)£3,950

Gross Yield7.90%

1y Growth-

3y Growth+4.8%

5y Growth+5.5%

10y Growth+4.7%

Last Sold Price£190,000 (1995-03-31)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningUnknown
LandslideModerate
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0WA11 8QU

Approval Rate

-12mo

Development

low

C/2026/0142/CON
Discharge of condition 5 on approval P/2026/0164/HHFP.
Approved
P/2026/0306/CLP
Erection of a conservatory to the side.
Approved
P/2026/0164/HHFP
Single storey rear extension and loft conversion with dormer windows to the side and rear elevations.
Approved

View Planning Timeline

Ownership

Corporate Ownership58.9%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsNone
Lease TypeFreehold
Last Ownership Change1995-03-31
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

11 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£31,443

Population Density-

Owner Occupied88%

Age Distribution

0-15 14%16-64 56%65+ 30%

View Area Profile

Schools Nearby

Rainford CofE Primary School
1.3 mi
Good
Rainford High School
1.5 mi
Report card2026
Ofsted no longer awards a single overall grade.
Rainford Brook Lodge Community Primary School
1.6 mi
Inspected as Rainford Brook Lodge Community Primary School (URN 104780) on 9 Nov 2022
St Mary's Catholic Primary School
1.6 mi
Good

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

View All Schools

Comparables

View All

295 Higher Lane
-
£204k
-
295 Higher Lane
-
£110k
-
297 Higher Lane
-
£365k
-
293 Higher Lane
-
£198k
-

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