18 Avocet Close, Newton-le-Willows, WA12 9RE

UPRN:39069052Mid Terrace House2 bedsBuilt 1991-1995

FreeholdCouncil Tax: Band BEPC: C (73)

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

18 Avocet Close, Newton-le-Willows, WA12 9RE

HP Score

/ 100

Strong

Verdict

3 days ago

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

Evidence

17 of 21 sources

Sale Estimate

£199,000

£189k - £209kHigh

Estimate

£199k

Range

£189k – £209k

Rent Estimate (pcm)

£1,250

£1k - £1k

Monthly

£1,250

Yield

8.57%

Verdict

Derived from HomePortfolio scores

18 Avocet Close earns an INVESTIGATE rating with HP Score 76/100. Investment score 69/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (64/100). 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 NationsMarket 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 covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

76/ 100

Strong

Investment Score

69/ 100

Moderate

Crime Score

22/ 100

Moderate

Walkability

64/ 100

Moderate

Transit & Bike

Transit 25Bike 37

Walk Score, out of 100

Opportunity

Why this could be an opportunity

High confidence3 independent sourcesListing checked 4 Nov 2026

Every component scored, and three or more independent sources agree.

Valuation edge2.5/15
claims [AVM +12.1% (HIGH), sold-comps +7.4%, £/sqft +7.4%] → measured edge +0.50pp 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 13 Oct 2026
- valuation_snapshotsestimate for 39069052· as of 13 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 15.4%· as of 19 Oct 2026
Rental economics27.4/40
gross yield 8.6%; range width penalty ×0.96
- valuation_snapshotsrent estimate 1250/mo (range 1150-1300)· as of 13 Oct 2026· verify before relying on this
Stress margin4/30
stressed cash flow +50/mo, +4% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); passes the stress
- underwriting_assumptionscosts not disclosed by the advert· as of 4 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 43 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 & liquidity14.6/15
283 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 sensitivityScores 70+ up to £144,500

£131,000£201,000

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£175,000

At the asking price

Monthly rent£1,250/mo

Evidenced range £1,150-£1,300

Interest rate5.4%

Loan to value75%

Cash required: £54,800
Net cash flow: £275/mo
Cash on cash: 6.0%
Score at this price: 48

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 2.12 - 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 39069052Valuation edge · as of 13 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 15.4%Valuation edge · as of 19 Oct 2026
valuation_snapshotsrent estimate 1250/mo (range 1150-1300)Rental economics · as of 13 Oct 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

Rental economics needs verification before you rely on it
rent estimate 1250/mo (range 1150-1300)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 43 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 →flood, subsidence, crime, environment - the full domain

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. Set your walk-away price before viewing - above £144,500 the deal stops scoring well.
Computed by re-running the score at higher prices.
3. 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.
4. Commission a full structural survey, not a basic condition report.
The score prices market evidence, not the fabric of the building.

Valuation & Market

Sale Estimate£199,000

Rent Estimate (pcm)£1,250

Gross Yield8.57%

1y Growth+19.1%

3y Growth+1.0%

5y Growth+2.4%

10y Growth+3.6%

Last Sold Price£162,000 (2023-04-20)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0WA12 9RE

Approval Rate

-12mo

Development

low

A/2026/0035/NMA
Non-material amendment relating to revised drawing numbers on application P/2026/0410/HHFP.
Pending
P/2026/0535/HHFP
Erection of two storey side extension
Pending
P/2026/0531/FUL
Change of use from betting office (Sui Generis) to shop (Class E(a)) on ground floor. Alterations to the shopfront and a new doorway at front. Change of use from vacant ancillary accommodation associated with ground floor use to two serviced accommodation (Class C1).
Pending

View Planning Timeline

Ownership

Corporate Ownership48.8%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2023-04-20
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

16 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£31,443

Population Density4,662 /km²

Owner Occupied73%

Age Distribution

0-15 16%16-64 68%65+ 16%

View Area Profile

Schools Nearby

St Mary's Catholic Infant Academy
0.0 mi
Inspected as St Mary's Catholic Infant School (URN 104817) on 8 Jun 2022
St Mary's Catholic Junior Academy
0.2 mi
Inspected as St Mary's Catholic Junior School (URN 104816) on 22 Nov 2022
Newton-le-Willows Primary School
0.3 mi
Report card2026
Ofsted no longer awards a single overall grade.
The District CofE Primary School
0.4 mi
Inspected as The District CofE Primary School (URN 104792) on 19 Oct 2021

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

View All Schools

Comparables

View All

10 Avocet Close
-
£194k
-
10 Avocet Close
-
£145k
-
18 Avocet Close
-
£162k
-
3 Avocet Close
-
£200k
-

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