421 Lower Hall Street, St. Helens, WA10 1GF

UPRN:39087041Flat/Maisonette1 bedsBuilt 2007-2011

LeaseholdCouncil Tax: Band AEPC: C (71)

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

421 Lower Hall Street, St. Helens, WA10 1GF

HP Score

/ 100

Mixed

Verdict

3 days ago

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

Evidence

20 of 21 sources

Sale Estimate

£53,000

£47k - £58kMedium

Estimate

£53k

Range

£47k – £58k

Rent Estimate (pcm)

£250

£250 - £300

Monthly

£250

Yield

8.57%

Verdict

Derived from HomePortfolio scores

421 Lower Hall Street earns an INVESTIGATE rating with HP Score 56/100. Investment score 64/100 reflects moderate fundamentals. Crime intensity is elevated. Walkability is excellent (88/100). 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

56/ 100

Mixed

Investment Score

64/ 100

Moderate

100

Crime Score

100/ 100

Elevated

Walkability

88/ 100

Excellent

Transit & Bike

Transit 38Bike 65

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceLead to verifyListing checked 28 Oct 2026

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

Check before relying on this score: the estimate sits 34% above the ask; lead to verify: leasehold with no service charge disclosed - the stress test assumes GBP 0. It ranks after every home whose inputs are verified.

Valuation edge2.5/15
claims [AVM +34.0% (MEDIUM), sold-comps +25.5%, £/sqft +25.0%] → 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 (MEDIUM confidence) · snapshot 9 Oct 2026
- valuation_snapshotsestimate for 39087041· as of 9 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 6 comps, dispersion 6.4%· as of 21 Oct 2026
Rental economics22.9/40
gross yield 8.6%; range width penalty ×0.80; the estimate this rent rides on sits 34% above the ask - check the rent describes the advertised home
- valuation_snapshotsrent estimate 250/mo (range 250-300)· as of 9 Oct 2026· verify before relying on this
- valuation_snapshotssale estimate 34% above the ask on the same snapshot - verify the rent describes this home· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -94/mo, -38% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); fails the stress - earns nothing; leasehold with no service charge disclosed - the stress assumes GBP 0
- underwriting_assumptionscosts not disclosed by the advert· as of 28 Oct 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 2 price cut(s), 40 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 28 Oct 2026
Risk & liquidity12.7/15
469 sales/12mo in area; valuation range width 21%
- 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

£27,000£40,000

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£35,000

At the asking price

Monthly rent£250/mo

Evidenced range £250-£300

Interest rate5.4%

Loan to value75%

Cash required: £10,050
Net cash flow: £55/mo
Cash on cash: 6.6%
Score at this price: 38

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 39087041Valuation edge · as of 9 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 6 comps, dispersion 6.4%Valuation edge · as of 21 Oct 2026
valuation_snapshotsrent estimate 250/mo (range 250-300)Rental economics · as of 9 Oct 2026 · verify before relying on this
valuation_snapshotssale estimate 34% above the ask on the same snapshot - verify the rent describes this homeRental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 28 Oct 2026

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 250/mo (range 250-300)
Rental economics needs verification before you rely on it
sale estimate 34% above the ask on the same snapshot - verify the rent describes this home

Plan

Before you offer

1. Get two written rental appraisals from local lettings agents.
The market estimate this rent rides on sits far above the asking price, so the rent may describe a different home.
2. Ask the agent why the price was reduced and whether a previous sale fell through.
2 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. 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£53,000

Rent Estimate (pcm)£250

Gross Yield8.57%

1y Growth-

3y Growth+4.5%

5y Growth+4.5%

10y Growth+2.5%

Last Sold Price£48,000 (2023-02-17)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonModerate
MiningLow
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0WA10 1GF

Approval Rate

-12mo

Development

low

A/2026/0036/NMA
Non-material amendment to revise approved drainage drawings referenced in condition 1 of application P/2023/0413/RES.
Pending
P/2026/0519/FUL
Installation of 1no. black digital communications kiosk, defibrillator and ancillary advertisement.
Pending
P/2026/0520/ADC
Digital advertising display integrated within digital communications kiosk.
Pending

View Planning Timeline

Ownership

Corporate Ownership49.7%
Overseas OwnershipNo
Lease Term Remaining230 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2023-02-17
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 Density-

Owner Occupied24%

Age Distribution

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

View Area Profile

Schools Nearby

Holy Cross Catholic Primary School
0.1 mi
Report card2026
Ofsted no longer awards a single overall grade.
Parish Church of England Primary School, St Helens
0.1 mi
Report card2026
Ofsted no longer awards a single overall grade.
This Is My Education - TIME
0.3 mi
Requires improvement
Launchpad Centre
0.3 mi
Good

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

View All Schools

Comparables

View All

522 Lower Hall Street
-
£32k
-
225 Lower Hall Street
-
£38k
-
319 Lower Hall Street
-
£40k
-
321 Lower Hall Street
-
£32k
-

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