34 Lascelles Street, St. Helens, WA9 1BA

UPRN:39033216Terrace Property2 bedsBuilt 1900-1929

LeaseholdCouncil Tax: Band AEPC: D (58)

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

34 Lascelles Street, St. Helens, WA9 1BA

HP Score

/ 100

Mixed

Verdict

today

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

Evidence

20 of 21 sources

Sale Estimate

£102,000

£96k - £107kHigh

Estimate

£102k

Range

£96k – £107k

Rent Estimate (pcm)

£750

£700 - £800

Monthly

£750

Yield

12.86%

Verdict

Derived from HomePortfolio scores

34 Lascelles Street earns an INVESTIGATE rating with HP Score 52/100. Investment score 59/100 reflects moderate fundamentals. Crime intensity is elevated. Walkability is good (73/100). 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

HP Score

52/ 100

Mixed

Investment Score

59/ 100

Moderate

100

Crime Score

100/ 100

Elevated

Walkability

73/ 100

High

Transit & Bike

Transit 30Bike 65

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

listing is a flat but the valuation basis is the whole house at this UPRN - value evidence is not comparable

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£70,000

At the asking price

Monthly rent£750/mo

Evidenced range £700-£800

Interest rate5.4%

Loan to value75%

Cash required: £22,300
Net cash flow: £283/mo
Cash on cash: 15.2%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 3.17 - clears the usual 1.25 test. These are your assumptions, not evidence: only the pre-filled rent and price come from the record.

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion

Property risk deep-dive →flood, subsidence, crime, environment - the full domain

Plan

Before you offer

1. 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£102,000

Rent Estimate (pcm)£750

Gross Yield12.86%

1y Growth+14.1%

3y Growth+4.2%

5y Growth+2.8%

10y Growth+5.9%

Last Sold Price£85,000 (2023-05-17)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonModerate
MiningLow
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0WA9 1BA

Approval Rate

-12mo

Development

low

C/2026/0141/CON
Discharge of condition 9 (materials) and condition 10 (bird boxes) on approval P/2025/0579/FUL.
Pending
P/2026/0481/CLP
Change of use from C3 (dwellinghouse) to C2 (children's residential care home) for 1no child.
Pending
C/2026/0135/CON
Discharge of condition 4 (material details), condition 5 (air conditioning) and condition 6 (bat and bird boxes) on approval of P/2026/0155/FUL.
Pending

View Planning Timeline

Ownership

Corporate Ownership60.8%
Overseas OwnershipNo
Lease Term Remaining872 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2023-05-17
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

13 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£31,443

Population Density2,494 /km²

Owner Occupied24%

Age Distribution

0-15 14%16-64 71%65+ 15%

View Area Profile

Schools Nearby

Merton Bank Primary School
0.4 mi
Requires improvementConcerns
Pace
0.4 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Allanson Street Primary School
0.4 mi
Good
Holy Cross Catholic Primary School
0.5 mi
Report card2026
Ofsted no longer awards a single overall grade.

4 of 9 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Greenway Court, 2 Lascelles Street
-
£69k
-
39 Lascelles Street
-
£80k
-
19 Lascelles Street
-
£63k
-
40 Lascelles Street
-
£96k
-

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