Greenloons Farm, Kirklake Road, Formby, Liverpool, L37 2DD

UPRN:41089834Detached House3 bedsBuilt 1930-1949

FreeholdCouncil Tax: Band FEPC: F (37)

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

Greenloons Farm, Kirklake Road, Formby, Liverpool, L37 2DD

HP Score

/ 100

Mixed

Verdict

today

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

Evidence

17 of 21 sources

Sale Estimate

£1,447,000

£1.16M - £1.74MLow

Estimate

£1.45M

Range

£1.16M – £1.74M

Rent Estimate (pcm)

£7,000

£6k - £8k

Monthly

£7,000

Yield

5.60%

Verdict

Derived from HomePortfolio scores

Greenloons Farm earns an INVESTIGATE rating with HP Score 67/100. Investment score 52/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (21/100). 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 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 Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

67/ 100

Mixed

Investment Score

52/ 100

Moderate

Crime Score

7/ 100

Low

Walkability

21/ 100

Low

Transit & Bike

Transit 7Bike 31

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

headline score requires valuation_edge (estimate confidence LOW below scoring floor)

What we could establish

Rental economics4.2/40
gross yield 5.6%; range width penalty ×0.87
- valuation_snapshotsrent estimate 7000/mo (range 6400-7550)· as of 10 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,313/mo, -19% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); fails the stress - earns nothing
- underwriting_assumptionscosts not disclosed by the advert· as of 30 Oct 2026
Risk & liquidity9.2/15
275 sales/12mo in area; valuation range width 40%
- property_intelligencetransactions_12mo

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£1,500,000

At the asking price

Monthly rent£7,000/mo

Evidenced range £6,400-£7,550

Interest rate5.4%

Loan to value75%

Cash required: £545,050
Net cash flow: -£216/mo
Cash on cash: -0.5%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.38 - 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_snapshotsrent estimate 7000/mo (range 6400-7550)Rental economics · as of 10 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 30 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
Valuation edge could not be scored
estimate confidence LOW below scoring floor
Rental economics needs verification before you rely on it
rent estimate 7000/mo (range 6400-7550)

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. Fill the valuation edge gap before relying on the score.
estimate confidence LOW below scoring floor
3. 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£1,447,000

Rent Estimate (pcm)£7,000

Gross Yield5.60%

1y Growth-

3y Growth+1.9%

5y Growth+2.1%

10y Growth+2.9%

Last Sold Price£425,000 (2015-07-03)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseBelow 40 dB

View Full Risk Report

Planning Activity

Recent Apps

0L37 2DD

Approval Rate

-12mo

Development

low

DC/2026/01817
Discharge of condition 15 (Acoustic Boundry) attached to DC/2025/01436 approved on 24/11/2025.
Pending
DC/2026/01695
Certificate of lawfulness for the proposed erection of new dorma loft conversion at the rear of the dwellinghouse.
Pending
DC/2026/01660
Tree preservation order for the crown thin by 25% for 1.No Sycamore tree (SA), felling of 1.No Sycamore tree (SB), retain and heigh reduction for 1.No Holly tree by 2-3 meters (HA), retain and reduction for 1.No Holly tree to established hedge height (HB), remedial pruning and removal of dead growth and removal of ivy for 2.No Cherry tree (CA, CB) (TPO8).
Pending

View Planning Timeline

Ownership

Corporate Ownership74.7%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsNone
Lease TypeFreehold
Last Ownership Change2015-07-03
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£29,335

Population Density1,822 /km²

Owner Occupied95%

Age Distribution

0-15 15%16-64 52%65+ 33%

View Area Profile

Schools Nearby

St Jerome's Catholic Primary School
0.2 mi
Good
Woodlands Primary School
0.5 mi
Report card2026
Ofsted no longer awards a single overall grade.
St Luke's Church of England Primary School
0.7 mi
Good
Range High School
0.8 mi
Report card2026
Ofsted no longer awards a 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

Greenloons Farm Kirklake Road
-
£425k
-
Atherton Cottage Kirklake Road
-
£278k
-
Atherton Cottage Kirklake Road
-
£95k
-

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