33 Willow Rise, Roughwood Drive, Liverpool, L33 8WZ

UPRN:40072197Purpose Built Flat2 bedsBuilt 1950-1966

LeaseholdCouncil Tax: Band AEPC: E (51)

Data freshness:Listing· freshPlanning· 4mo agoEPC· 5mo agoRisk· 2y agoSchools· 4mo agoAmenities· 1mo agoArea· Census 2021Council Tax· 4mo ago

33 Willow Rise, Roughwood Drive, Liverpool, L33 8WZ

HP Score

/ 100

Mixed

Verdict

2 days ago

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

Evidence

18 of 21 sources

Sale Estimate

£51,000

£41k - £61kLow

Estimate

£51k

Range

£41k – £61k

Rent Estimate (pcm)

£400

£400 - £450

Monthly

£400

Yield

Verdict

Derived from HomePortfolio scores

33 Willow Rise earns an INVESTIGATE rating with HP Score 73/100. Investment score 66/100 reflects moderate fundamentals. Crime intensity is low. Walkability is good (78/100). 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 listingsMarket 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

73/ 100

Mixed

Investment Score

66/ 100

Moderate

Crime Score

24/ 100

Moderate

Walkability

78/ 100

High

Transit & Bike

Transit 33Bike 66

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

asking price missing or outside scoring range
estimate implies a 90% discount - beyond plausibility (gate 50%); suspected unit/basis mismatch, not a realisable edge

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£5,000

At the asking price

Monthly rent£400/mo

Evidenced range £400-£450

Interest rate5.4%

Loan to value75%

Cash required: £2,550
Net cash flow: £260/mo
Cash on cash: 122.4%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 23.70 - 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£51,000

Rent Estimate (pcm)£400

Gross Yield-

1y Growth-

3y Growth+7.2%

5y Growth+6.9%

10y Growth+6.0%

Last Sold Price£38,000 (2015-10-09)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningUnknown
LandslideModerate
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0L33 8WZ

Approval Rate

-12mo

Development

low

26/00314/COND1
APPLICATION TO DISCHARGE CONDITIONS 7 (CONTAMINATED LAND), 8 (REMEDIATION) AND 9 (MATERIALS MANAGEMENT PLAN) PERTAINING TO PLANNING PERMISSION 26/00314/FUL.
Pending
26/00478/FUL
ERECTION OF SINGLE STOREY FRONT INFILL EXTENSION AND ASSOCIATED WORKS
Pending
23/02815/COND2
APPLICATION TO DISCHARGE CONDITIONS 18 (REMEDIATION AND VALIDATION) AND 21 (TREE PROTECTION) PERTAINING TO PLANNING PERMISISON 23/02815/FUL
Approved

View Planning Timeline

Ownership

Corporate Ownership37.6%
Overseas OwnershipNo
Lease Term Remaining103 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2015-10-09
SourceLand Registry

View Ownership Details

Connectivity

Broadband (-)

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£32,542

Population Density5,627 /km²

Owner Occupied31%

Age Distribution

0-15 17%16-64 67%65+ 16%

View Area Profile

Schools Nearby

All Saints Catholic High School
0.1 mi
Report card2026
Ofsted no longer awards a single overall grade.
Northwood Community Primary School (With Designated Special Provision)
0.1 mi
-
Kirkby CofE Primary School
0.2 mi
Good
St Marie's Catholic Primary School
0.4 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.

4 of 14 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Willow Rise Roughwood Drive
-
£39k
-
Willow Rise Roughwood Drive
-
£40k
-
Willow Rise Roughwood Drive
-
£45k
-
Willow Rise Roughwood Drive
-
£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