22 Watton Beck Close, Liverpool, L31 9DH

UPRN:41100843Semi-Detached House3 bedsBuilt 1976-1982

LeaseholdCouncil Tax: Band CEPC: C (74)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoEPC· freshRisk· 5mo agoConnectivity· 1mo agoSchools· 4mo agoAmenities· 1mo agoArea· Census 2021

22 Watton Beck Close, Liverpool, L31 9DH

HP Score

/ 100

Strong

Verdict

today

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

Evidence

20 of 21 sources

Sale Estimate

£247,000

£234k - £259kHigh

Estimate

£247k

Range

£234k – £259k

Rent Estimate (pcm)

£1,150

£1k - £1k

Monthly

£1,150

Yield

5.31%

Verdict

Derived from HomePortfolio scores

22 Watton Beck Close earns an INVESTIGATE rating with HP Score 76/100. Investment score 73/100 reflects strong fundamentals. Crime intensity is very low. Walkability is limited (44/100). 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

73/ 100

High

Crime Score

13/ 100

Low

Walkability

44/ 100

Mixed

Transit & Bike

Transit 20Bike 34

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£260,000

At the asking price

Monthly rent£1,150/mo

Evidenced range £1,100-£1,250

Interest rate5.4%

Loan to value75%

Cash required: £82,300
Net cash flow: -£81/mo
Cash on cash: -1.2%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.31 - 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£247,000

Rent Estimate (pcm)£1,150

Gross Yield5.31%

1y Growth-

3y Growth+3.1%

5y Growth+2.8%

10y Growth+4.1%

Last Sold Price£195,000 (2019-11-27)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0L31 9DH

Approval Rate

-12mo

Development

low

2026/0899/CON
Approval of details reserved by condition nos. 5, 6 and 7 of planning permission 2021/0799/FUL relating to Bat and Bird Surveys, Swallow Method Statement and Bat Dusk Emergence Survey Report.
Pending
DC/2026/01583
Discharge of conditions 2 (Construction works), 3 (Traffic management) and 7 (Broadband) attached to planning permission DC/2020/02293 approved on 27/05/2021.
Approved
DC/2026/01014
Alterations from a hipped to gable end roof involving the erection of a dormer extension at the rear and two rooflights at the front of the dwellinghouse. (Retrospective)
Pending

View Planning Timeline

Ownership

Corporate Ownership67.9%
Overseas OwnershipNo
Lease Term Remaining999+ yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2019-11-27
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

25 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£29,335

Population Density7,514 /km²

Owner Occupied76%

Age Distribution

0-15 24%16-64 60%65+ 16%

View Area Profile

Schools Nearby

Northway Primary School
0.4 mi
Good
St Thomas Church of England Primary School, Lydiate
0.6 mi
Outstanding
Deyes High School
0.7 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
St Andrews Church of England Primary School, Maghull
0.7 mi
Good

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

View All Schools

Comparables

View All

13 Watton Beck Close
-
£215k
-
20 Watton Beck Close
-
£200k
-
11 Watton Beck Close
-
£198k
-
19 Watton Beck Close
-
£2k
-

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