Skip to property details

88 Kiln Lane, Eccleston, St. Helens, WA10 4RJ

UPRN:39031911Detached House4 bedsBuilt 1950-1966
LeaseholdCouncil Tax: Band CEPC: C (70)
Data freshness:Price Paid· freshPrice Paid: fresh, refreshed 5d ago (2026-11-01T13:29:48.883161+00:00)Planning· 4mo agoPlanning: stale, refreshed 4mo ago (2026-07-10T08:54:54.895136+00:00)EPC· 6mo agoEPC: stale, refreshed 6mo ago (2026-05-20T10:58:39.129138+00:00)Risk· 5mo agoRisk: stale, refreshed 5mo ago (2026-06-18T00:00:00+00:00)Connectivity· 1mo agoConnectivity: ageing, refreshed 1mo ago (2026-10-03T06:43:10.905825+00:00)Schools· 4mo agoSchools: stale, refreshed 4mo ago (2026-07-07T02:37:19.861486+00:00)Amenities· 1mo agoAmenities: ageing, refreshed 1mo ago (2026-09-23T00:00:00+00:00)Area· Census 2021Area: static reference data (Census 2021); authoritative and does not refresh
88 Kiln Lane, Eccleston, St. Helens, WA10 4RJ

HP Score

Strong
Verdict
yesterday
  • Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.

    Strong fundamentals; flood risk not assessed

Evidence
20 of 21 sources
Sale Estimate
£502,000
£476k - £527kHigh
Estimate
£502k
Range
£476k – £527k
Rent Estimate (pcm)
£2,250
£2k - £2k
Monthly
£2,250
Yield
5.38%

Verdict

Derived from HomePortfolio scores

88 Kiln Lane earns an INVESTIGATE rating with HP Score 79/100. Investment score 68/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (63/100). 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 covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS
Continue reading
HP Score
79/ 100
Strong
Investment Score
68/ 100
Moderate
Crime Score
11/ 100
Low
Walkability
63/ 100
Moderate
Transit & Bike
Transit 26Bike 30
Walk Score, out of 100

Valuation & Market

Sale Estimate£502,000
Rent Estimate (pcm)£2,250
Gross Yield5.38%
1y Growth-
3y Growth+4.5%
5y Growth+4.5%
10y Growth+2.5%
Last Sold Price£145,000 (2008-12-22)
View Market Details

Risk Overview

  • Flood RiskUnknown
  • SubsidenceLow
  • RadonModerate
  • MiningModerate
  • LandslideLow
  • Air QualityLow
  • NoiseModerate
View Full Risk Report

Planning Activity

Recent Apps
0WA10 4RJ
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 Remaining999+ yrs
  • CovenantsRestrictive
  • Lease TypeLeasehold
  • Last Ownership Change2008-12-22
  • SourceLand Registry
View Ownership Details

Connectivity

Broadband (Standard)
7 Mbps
Mobile 4G/5G Coverage
EEThreeO2Vodafone
EV Charger
-
PTAL Rating
-
View Connectivity Map

Area Profile

Median EarningsLocal authority£31,443
Population Density3,230 /km²
Owner Occupied86%
Age Distribution
0-15 17%16-64 59%65+ 24%
View Area Profile

Schools Nearby

  • Bleak Hill Primary School
    0.2 mi
    Outstanding
  • De La Salle School
    0.4 mi

    Inspected as De La Salle School (URN 104834) on 6 Jun 2023

  • St Thomas of Canterbury Catholic Primary School
    0.4 mi
    Good
  • 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
  • 102 Kiln Lane
    -
    £150k
    -
  • 124 Kiln Lane
    -
    £357k
    -
  • 110 Kiln Lane
    -
    £130k
    -
  • 122A Kiln Lane
    -
    £300k
    -