10 Bulls Head Cottages, Golborne Dale Road, Newton-le-Willows, WA12 0JB

UPRN:39077974-Beds -Built 1900-1929

Tenure: -Council Tax: Band BEPC: D (55)

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

10 Bulls Head Cottages, Golborne Dale Road, Newton-le-Willows, WA12 0JB

HP Score

/ 100

Mixed

Verdict

3 days ago

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

Evidence

18 of 21 sources

Sale Estimate

£245,000

£220k - £269kMedium

Estimate

£245k

Range

£220k – £269k

Rent Estimate (pcm)

-- - --

Verdict

Derived from HomePortfolio scores

10 Bulls Head Cottages earns an INVESTIGATE rating with HP Score 68/100. Investment score 59/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (33/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

68/ 100

Mixed

Investment Score

59/ 100

Moderate

Crime Score

20/ 100

Moderate

Walkability

33/ 100

Mixed

Transit & Bike

Transit 13Bike 23

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

headline score requires rental_economics (no rent estimate available)

What we could establish

Valuation edge0/15
claims [AVM +28.6% (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 13 Oct 2026
- valuation_snapshotsestimate for 39077974· as of 13 Oct 2026
Risk & liquidity12.8/15
283 sales/12mo in area; valuation range width 20%
- property_intelligencetransactions_12mo

Withholding a score is deliberate. A number built on missing or stale inputs would look more certain than the evidence allows.

Evidence

Where every number comes from

valuation_snapshotsestimate for 39077974Valuation edge · as of 13 Oct 2026
listing_factslisting text signals condition works - budget before trusting any yieldRental economics · as of 29 Oct 2026 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 29 Oct 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth Valuation methodology

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 could not be scored
no rent estimate available
Rental economics needs verification before you rely on it
listing text signals condition works - budget before trusting any yield

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. Ask the agent why the price was reduced and whether a previous sale fell through.
1 price cut(s) recorded on the listing history.
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. Fill the rental economics gap before relying on the score.
no rent estimate available

Valuation & Market

Sale Estimate£245,000

Rent Estimate (pcm)-

Gross Yield-

1y Growth-

3y Growth+1.0%

5y Growth+2.4%

10y Growth+3.6%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0WA12 0JB

Approval Rate

-12mo

Development

low

P/2026/0526/COT
Works to 3no sweetgum trees in a Conservation Area for felling and tree replacement
Pending
P/2026/0525/COT
Works to 1no sycamore tree in a conservation area.
Pending
P/2026/0414/HHFP
Demolition of existing extension and outbuilding. Proposed two storey side extension, single storey rear extension and minor roof alterations, erection of new outbuilding and associated landscaping works. New brick boundary wall and entrance gates.
Pending

View Planning Timeline

Ownership

Corporate Ownership48.8%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease Type-
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

12 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£31,443

Population Density-

Owner Occupied81%

Age Distribution

0-15 15%16-64 61%65+ 24%

View Area Profile

Schools Nearby

St Peter's CofE Primary School
0.7 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Hope Academy
1.0 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
Newton-le-Willows Primary School
1.1 mi
Report card2026
Ofsted no longer awards a single overall grade.
All Saints Catholic Primary School, Golborne, Wigan
1.2 mi
-

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

View All Schools

Comparables

View All

Bulls Head Cottages Golborne Dale Road
-
£205k
-
Bulls Head Cottages Golborne Dale Road
-
£185k
-
Bulls Head Cottages Golborne Dale Road
-
£112k
-
Bulls Head Cottages Golborne Dale Road
-
£85k
-

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