83 Kiln Lane, Dentons Green, St. Helens, WA10 6AZ

UPRN:39031906-Beds -Built 1930-1949

Tenure: -Council Tax: Band DEPC: C (72)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoEPC· 3mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 4mo agoAmenities· 2mo agoArea· Census 2021

83 Kiln Lane, Dentons Green, St. Helens, WA10 6AZ

HP Score

/ 100

Strong

Verdict

yesterday

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Strong fundamentals; flood risk not assessed

Evidence

19 of 21 sources

Sale Estimate

£328,000

£295k - £361kMedium

Estimate

£328k

Range

£295k – £361k

Rent Estimate (pcm)

£1,700

£2k - £2k

Monthly

£1,700

Yield

6.92%

Verdict

Derived from HomePortfolio scores

83 Kiln Lane earns an INVESTIGATE rating with HP Score 75/100. Investment score 61/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (63/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. 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)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 covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

75/ 100

Strong

Investment Score

61/ 100

Moderate

Crime Score

16/ 100

Moderate

Walkability

63/ 100

Moderate

Transit & Bike

Transit 27Bike 32

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 4 Nov 2026

This rests largely on a single source. Treat the score as a prompt to investigate, not a conclusion.

Valuation edge0/15
claims [AVM +10.1% (MEDIUM)] → measured edge +0.00pp 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 (MEDIUM confidence) · snapshot 10 Oct 2026
- valuation_snapshotsestimate for 39031906· as of 10 Oct 2026
Rental economics14.8/40
gross yield 6.9%; range width penalty ×0.96
- valuation_snapshotsrent estimate 1700/mo (range 1600-1800)· as of 10 Oct 2026· verify before relying on this
- listing_factslisting text signals condition works - budget before trusting any yield· as of 4 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -125/mo, -7% 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 4 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 65 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 & liquidity12.8/15
469 sales/12mo in area; valuation range width 20%
- 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

£221,000£339,000

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£295,000

At the asking price

Monthly rent£1,700/mo

Evidenced range £1,600-£1,800

Interest rate5.4%

Loan to value75%

Cash required: £94,550
Net cash flow: £181/mo
Cash on cash: 2.3%
Score at this price: 28

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.71 - 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 39031906Valuation edge · as of 10 Oct 2026
valuation_snapshotsrent estimate 1700/mo (range 1600-1800)Rental economics · as of 10 Oct 2026 · verify before relying on this
listing_factslisting text signals condition works - budget before trusting any yieldRental economics · as of 4 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by 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 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 1700/mo (range 1600-1800)
Rental economics needs verification before you rely on it
listing text signals condition works - budget before trusting any yield

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. 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.
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£328,000

Rent Estimate (pcm)£1,700

Gross Yield6.92%

1y Growth-

3y Growth+4.5%

5y Growth+4.5%

10y Growth+2.5%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonModerate
MiningModerate
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0WA10 6AZ

Approval Rate

-12mo

Development

low

P/2026/0564/S73
Variation of condition 2 on approval P/2025/0544/HHFP to erection a side dormer on outbuilding
Pending
P/2026/0559/CLP
Certificate of lawfulness for proposed replacement of current grass pitch with artificial grass pitch, and installation of minor new drainage system associated with new playing surface.
Pending
P/2026/0543/FUL
Demolition of the existing dwelling and erection of a replacement detached dwelling in accordance with the design previously approved under planning permission P/2025/0480/HHFP, with associated landscaping and external works.
Pending

View Planning Timeline

Ownership

Corporate Ownership49.7%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease Type-
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

6 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£31,443

Population Density3,774 /km²

Owner Occupied80%

Age Distribution

0-15 17%16-64 65%65+ 18%

View Area Profile

Schools Nearby

Bleak Hill Primary School
0.3 mi
Outstanding
St Thomas of Canterbury Catholic Primary School
0.3 mi
Good
De La Salle School
0.5 mi
Inspected as De La Salle School (URN 104834) on 6 Jun 2023
Queen's Park CofE/Urc Primary School
0.5 mi
Good

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

View All Schools

Comparables

View All

87 Kiln Lane
-
£285k
-
93 Kiln Lane
-
£170k
-
101 Kiln Lane
-
£193k
-
89 Kiln Lane
-
£55k
-

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