65 Lorton Avenue, St. Helens, WA11 7DJ

UPRN:39035550Detached House4 bedsBuilt 1983-1990

FreeholdCouncil Tax: Band EEPC: C (74)

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

HP Score

/ 100

Mixed

Verdict

yesterday

Verdict: AVOID, on a scale of Buy, Investigate, Avoid.
Significant risk factors

Evidence

19 of 21 sources

Sale Estimate

£496,000

£471k - £520kHigh

Estimate

£496k

Range

£471k – £520k

Rent Estimate (pcm)

£2,050

£2k - £2k

Monthly

£2,050

Yield

5.07%

Verdict

Derived from HomePortfolio scores

65 Lorton Avenue earns an AVOID rating with HP Score 74/100. Investment score 60/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (55/100). 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 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 Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

74/ 100

Mixed

Investment Score

60/ 100

Moderate

Crime Score

11/ 100

Low

Walkability

55/ 100

Moderate

Transit & Bike

Transit 25Bike 41

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 6 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 +2.2% (HIGH)] → 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 (HIGH confidence) · snapshot 9 Oct 2026
- valuation_snapshotsestimate for 39035550· as of 9 Oct 2026
Rental economics0.5/40
gross yield 5.1%; range width penalty ×0.86
- valuation_snapshotsrent estimate 2050/mo (range 1900-2250)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -669/mo, -33% 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 6 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 140 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 6 Nov 2026
Risk & liquidity14.7/15
358 sales/12mo in area; valuation range width 10%
- 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

£364,000£558,000

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£485,000

At the asking price

Monthly rent£2,050/mo

Evidenced range £1,900-£2,250

Interest rate5.4%

Loan to value75%

Cash required: £161,050
Net cash flow: -£218/mo
Cash on cash: -1.6%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.25 - 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 39035550Valuation edge · as of 9 Oct 2026
valuation_snapshotsrent estimate 2050/mo (range 1900-2250)Rental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 6 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 6 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth

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 2050/mo (range 1900-2250)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 140 days on market; homes with a cut sold 0.2-0.3pp further below the cut ask, which is not an edge

Property risk deep-dive →

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£496,000

Rent Estimate (pcm)£2,050

Gross Yield5.07%

1y Growth-

3y Growth+4.8%

5y Growth+5.5%

10y Growth+4.7%

Last Sold Price£63,000 (1996-02-23)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0WA11 7DJ

Approval Rate

-12mo

Development

low

P/2026/0455/TPO
Works to trees covered by a Tree Preservation Order for 1 ash tree (T1)
Approved
P/2026/0422/HHFP
Demolition of the existing garage and the erection of a part two storey, part single storey side extension.
Approved
P/2026/0425/HHFP
Conversion of the existing roof from hipped to gabled along with a rear dormer.
Approved

View Planning Timeline

Ownership

Corporate Ownership58.9%
Overseas OwnershipNo
Lease Term Remaining21 yrs
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change1996-02-23
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

4 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£31,443

Population Density-

Owner Occupied75%

Age Distribution

0-15 14%16-64 60%65+ 26%

View Area Profile

Schools Nearby

Carr Mill Primary School
0.6 mi
Good
St Peter and St Paul Catholic Primary School
0.7 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
Cowley International College
1.0 mi
Report card2026
Ofsted no longer awards a single overall grade.
St Mary's Catholic Primary School
1.2 mi
Good

5 of 12 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

59 Lorton Avenue
-
£185k
-
18 Lorton Avenue
-
£215k
-
55 Lorton Avenue
-
£200k
-
18 Lorton Avenue
-
£175k
-

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