326 Higher Lane, Rainford, St. Helens, WA11 8NE

UPRN:39028212Detached Bungalow3 bedsBuilt -

FreeholdCouncil Tax: Band DEPC: -

Data freshness:Price Paid· freshPlanning· freshRisk· 5mo agoConnectivity· 1mo agoSchools· 4mo agoAmenities· 1mo agoArea· Census 2021

326 Higher Lane, Rainford, St. Helens, WA11 8NE

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

£580,000

£464k - £696kLow

Estimate

£580k

Range

£464k – £696k

Rent Estimate (pcm)

£2,400

£2k - £3k

Monthly

£2,400

Yield

3.72%

Verdict

Derived from HomePortfolio scores

326 Higher Lane earns an INVESTIGATE rating with HP Score 71/100. Investment score 62/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (34/100). 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 covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

71/ 100

Mixed

Investment Score

62/ 100

Moderate

Crime Score

8/ 100

Low

Walkability

34/ 100

Mixed

Transit & Bike

Transit 7Bike 33

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 economics0/40
gross yield 3.7%; range width penalty ×0.82
- valuation_snapshotsrent estimate 2400/mo (range 2200-2650)· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,636/mo, -68% 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 5 Nov 2026
Risk & liquidity9.2/15
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£775,000

At the asking price

Monthly rent£2,400/mo

Evidenced range £2,200-£2,650

Interest rate5.4%

Loan to value75%

Cash required: £262,550
Net cash flow: -£954/mo
Cash on cash: -4.4%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.92 - below 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 2400/mo (range 2200-2650)Rental economics · as of 13 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 5 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 5 Nov 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 2400/mo (range 2200-2650)

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£580,000

Rent Estimate (pcm)£2,400

Gross Yield3.72%

1y Growth-

3y Growth+4.8%

5y Growth+5.5%

10y Growth+4.7%

Last Sold Price£240,000 (2004-01-30)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningUnknown
LandslideModerate
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

1WA11 8NE

Approval Rate

100%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
C/2026/0069/CON
Partial discharge of condition 10 (afforable housing) on application P/2022/0461/FUL, relating to parts c), d) and e)
Pending

View Planning Timeline

Ownership

Corporate Ownership58.9%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2004-01-30
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

22 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
1.2 mi
Good
Rainford High School
1.4 mi
Report card2026
Ofsted no longer awards a single overall grade.
Rainford Brook Lodge Community Primary School
1.4 mi
Inspected as Rainford Brook Lodge Community Primary School (URN 104780) on 9 Nov 2022
Corpus Christi Catholic Primary School
1.5 mi
Good

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

View All Schools

Comparables

View All

322 Higher Lane
-
£300k
-
320 Higher Lane
-
£445k
-
326 Higher Lane
-
£240k
-
320 Higher Lane
-
£220k
-

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