25 Garston Crescent, Newton-le-Willows, WA12 8NR

UPRN:39095769TerracedBeds -Built 2003-2006

LeaseholdCouncil Tax: Band BEPC: C (77)

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

25 Garston Crescent, Newton-le-Willows, WA12 8NR

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

£260,000

£247k - £273kHigh

Estimate

£260k

Range

£247k – £273k

Rent Estimate (pcm)

£1,600

£2k - £2k

Monthly

£1,600

Yield

8.00%

Verdict

Derived from HomePortfolio scores

25 Garston Crescent earns an INVESTIGATE rating with HP Score 65/100. Investment score 58/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (32/100). 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

65/ 100

Mixed

Investment Score

58/ 100

Moderate

Crime Score

27/ 100

Moderate

Walkability

32/ 100

Mixed

Transit & Bike

Transit 10Bike 49

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

listing is 'Sold subject to contract' - sale already progressing, not an actionable opportunity

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

Economics

What happens to your money

Your assumptions

Purchase price£240,000

At the asking price

Monthly rent£1,600/mo

Evidenced range £1,500-£1,700

Interest rate5.4%

Loan to value75%

Cash required: £75,600
Net cash flow: £298/mo
Cash on cash: 4.7%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.98 - clears the usual 1.25 test. These are your assumptions, not evidence: only the pre-filled rent and price come from the record.

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion

Property risk deep-dive →flood, subsidence, crime, environment - the full domain

Plan

Before you offer

1. 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£260,000

Rent Estimate (pcm)£1,600

Gross Yield8.00%

1y Growth-0.3%

3y Growth+1.0%

5y Growth+2.4%

10y Growth+3.6%

Last Sold Price£161,500 (2020-10-21)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

2WA12 8NR

Approval Rate

50%12mo

Development

low

A/2026/0037/NMA
Non-material amendment to approved extension on application P/2026/0222/HHFP, to remove side window and change to window and doors at rear.
Pending
P/2026/0537/CLP
Certificate of lawfulness for proposed single storey rear extension.
Pending
P/2026/0407/HHFP
Single storey front and rear extensions.
Approved

View Planning Timeline

Ownership

Corporate Ownership48.8%
Overseas OwnershipNo
Lease Term Remaining999+ yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2020-10-21
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

6 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£31,443

Population Density2,513 /km²

Owner Occupied64%

Age Distribution

0-15 20%16-64 67%65+ 13%

View Area Profile

Schools Nearby

Wargrave House School
0.1 mi
Report card2026
Ofsted no longer awards a single overall grade.
Wargrave CofE Primary School
0.3 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
Newton-le-Willows Primary School
0.8 mi
Report card2026
Ofsted no longer awards a single overall grade.
St Mary's Catholic Junior Academy
0.9 mi
Inspected as St Mary's Catholic Junior School (URN 104816) on 22 Nov 2022

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

View All Schools

Comparables

View All

47 Garston Crescent
-
£350k
-
45 Garston Crescent
-
£358k
-
48 Garston Crescent
-
£265k
-
83 Garston Crescent
-
£220k
-

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