3 Massam Close, Rainford, St. Helens, WA11 8BP

UPRN:39067279Detached House4 bedsBuilt 1991-1995

FreeholdCouncil Tax: Band HEPC: C (69)

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

3 Massam Close, Rainford, St. Helens, WA11 8BP

HP Score

/ 100

Strong

Verdict

yesterday

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

Evidence

17 of 21 sources

Sale Estimate

£1,299,000

£1.17M - £1.43MMedium

Estimate

£1.30M

Range

£1.17M – £1.43M

Rent Estimate (pcm)

£5,400

£5k - £6k

Monthly

£5,400

Yield

4.98%

Verdict

Derived from HomePortfolio scores

3 Massam Close earns an INVESTIGATE rating with HP Score 78/100. Investment score 70/100 reflects strong fundamentals. Crime intensity is very low. Walkability is limited (46/100). 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)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 covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

78/ 100

Strong

Investment Score

70/ 100

High

Crime Score

5/ 100

Low

Walkability

46/ 100

Mixed

Transit & Bike

Transit 29Bike 49

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 31 Oct 2026

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

Valuation edge0/15
claims [AVM -0.1% (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 9 Oct 2026
- valuation_snapshotsestimate for 39067279· as of 9 Oct 2026
Rental economics0/40
gross yield 5.0%; range width penalty ×0.79
- valuation_snapshotsrent estimate 5400/mo (range 4850-5950)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,645/mo, -30% 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 31 Oct 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 457 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 31 Oct 2026
Risk & liquidity12.8/15
358 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

£975,000£1,495,000

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£1,300,000

At the asking price

Monthly rent£5,400/mo

Evidenced range £4,850-£5,950

Interest rate5.4%

Loan to value75%

Cash required: £465,050
Net cash flow: -£649/mo
Cash on cash: -1.7%
Score at this price: 13

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.23 - 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_snapshotsestimate for 39067279Valuation edge · as of 9 Oct 2026
valuation_snapshotsrent estimate 5400/mo (range 4850-5950)Rental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 31 Oct 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 31 Oct 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 5400/mo (range 4850-5950)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 457 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. 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£1,299,000

Rent Estimate (pcm)£5,400

Gross Yield4.98%

1y Growth-

3y Growth+4.8%

5y Growth+5.5%

10y Growth+4.7%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningUnknown
LandslideModerate
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0WA11 8BP

Approval Rate

-12mo

Development

low

P/2026/0553/HHFP
Proposed alterations and extensions to existing dwelling, including demoltion of side conservatory and rear extension, erection of part two storey part single storey side and rear extensions, raising the ridge height and erection of detached garage, and other external alterations
Pending
P/2026/0538/COT
Works to sycamore tree at front of property in conservation area.
Pending
P/2026/0533/HHFP
Single storey rear extension.
Pending

View Planning Timeline

Ownership

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

View Ownership Details

Connectivity

Broadband (Standard)

16 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£31,443

Population Density1,626 /km²

Owner Occupied93%

Age Distribution

0-15 15%16-64 51%65+ 34%

View Area Profile

Schools Nearby

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

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

View All Schools

Comparables

View All

1 Massam Close
-
£950k
-
2 Massam Close
-
£440k
-

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