51 Watchyard Lane, Formby, Liverpool, L37 3JT

UPRN:41100226Semi-Detached PropertyBeds -Built 1950-1966

LeaseholdCouncil Tax: Band CEPC: C (70)

Data freshness:Listing· freshPrice Paid· freshEPC· 1mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 4mo agoAmenities· 1mo agoArea· Census 2021

51 Watchyard Lane, Formby, Liverpool, L37 3JT

HP Score

/ 100

Strong

Verdict

yesterday

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Strong fundamentals; flood risk not assessed

Evidence

20 of 21 sources

Sale Estimate

£276,000

£249k - £304kMedium

Estimate

£276k

Range

£249k – £304k

Rent Estimate (pcm)

£1,400

£1k - £2k

Monthly

£1,400

Yield

7.00%

Verdict

Derived from HomePortfolio scores

51 Watchyard Lane earns an INVESTIGATE rating with HP Score 76/100. Investment score 60/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (58/100). 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

76/ 100

Strong

Investment Score

60/ 100

Moderate

Crime Score

8/ 100

Low

Walkability

58/ 100

Moderate

Transit & Bike

Transit 26Bike 55

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£1,400/mo

Evidenced range £1,300-£1,500

Interest rate5.4%

Loan to value75%

Cash required: £75,600
Net cash flow: £159/mo
Cash on cash: 2.5%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.73 - 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£276,000

Rent Estimate (pcm)£1,400

Gross Yield7.00%

1y Growth-

3y Growth+1.9%

5y Growth+2.1%

10y Growth+2.9%

Last Sold Price£180,000 (2006-07-14)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

1L37 3JT

Approval Rate

-12mo

Development

low

DC/2026/01719
New 2.4m high security fencing around front perimeter with fencing parallel to 79 cable street.
Pending
DC/2026/01699
Tree preservation order for the crown raise by 3-4 metres for 1.No Beech Tree (T1) and felling of 2.No Trees (T2 - Laburnum, T3 - Holme Oak) (TPO20)
Pending
DC/2026/01665
Listed building consent for the erection of single storey extension, replacement of windows (like for like), construction of new wall to existing boundary, alterations to existing detached garage including bi-fold doors, erection of a detached storage shed and internal alterations to dwellinghouse.
Pending

View Planning Timeline

Ownership

Corporate Ownership74.7%
Overseas OwnershipNo
Lease Term Remaining999+ yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2006-07-14
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

15 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£29,335

Population Density1,799 /km²

Owner Occupied69%

Age Distribution

0-15 18%16-64 52%65+ 30%

View Area Profile

Schools Nearby

Freshfield Primary School
0.1 mi
Outstanding
Our Lady of Compassion Catholic Primary School
0.3 mi
Good
Trinity St Peter's CofE Primary School
0.4 mi
Inspected as Trinity St Peter's CofE Primary School (URN 134988) on 24 Apr 2024
Formby High School
0.6 mi
Good

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

View All Schools

Comparables

View All

49 Watchyard Lane
-
£237k
-
65 Watchyard Lane
-
£205k
-
45 Watchyard Lane
-
£239k
-
33 Watchyard Lane
-
£245k
-

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