85 Park Road East, Birkenhead, CH41 4BD

UPRN:42086636End Terrace House4 bedsBuilt 1900-1929

FreeholdCouncil Tax: Band BEPC: D (56)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 3mo agoAmenities· 1mo agoArea· Census 2021

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

£234,000

£211k - £257kMedium

Estimate

£234k

Range

£211k – £257k

Rent Estimate (pcm)

£1,850

£2k - £2k

Monthly

£1,850

Yield

6.94%

Verdict

Derived from HomePortfolio scores

85 Park Road East earns an INVESTIGATE rating with HP Score 70/100. Investment score 62/100 reflects moderate fundamentals. Crime intensity is moderate. Walkability is good (84/100). 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 NationsMarket 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 Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

70/ 100

Mixed

Investment Score

62/ 100

Moderate

Crime Score

42/ 100

Elevated

Walkability

84/ 100

High

Transit & Bike

Transit 32Bike 48

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Reduced confidence2 independent sourcesLead to verifyListing checked 2 Nov 2026

Fewer independent sources agree, or a component could not be scored.

Check before relying on this score: the advert has 7 bedrooms but the valuation snapshot describes 4 - an extension, conversion or HMO the evidence does not reflect, or a different home. It ranks after every home whose inputs are verified.

Valuation edge-0.6/15
claims [AVM -36.8% (MEDIUM)] → measured edge -0.12pp of the ask; on later-registered sales an AVM discount carried no edge and a sold-evidence gap at most +0.5pp; asking more than 10% above the estimate (measured -0.33pp)
Market estimate used (MEDIUM confidence) · snapshot 12 Oct 2026
- valuation_snapshotsestimate for 42086636· as of 12 Oct 2026
Rental economics32.1/40
gross yield 9.0% on contractual rent (listing-disclosed tenancy); contractual 3395/mo far above the 1850/mo estimate - credited at the 1.3x cap, verify
- listing_factscontractual rent 3395/mo (tenanted)· as of 2 Nov 2026· verify before relying on this
Stress margin12/30
stressed cash flow +288/mo, +12% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); passes the stress
- underwriting_assumptionscosts not disclosed by the advert· as of 2 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 37 days on market; homes with a cut sold 0.2-0.3pp further below the cut ask, which is not an edge
- portal_listingsprice_changes + first_published_date· as of 2 Nov 2026
Risk & liquidity12.9/15
210 sales/12mo in area; valuation range width 20%
- property_intelligencetransactions_12mo

4 of 4 components scored. Ranks on gross yield, the stress margin, risk and disclosed facts. A pricing claim earns only its measured edge: today 0 for the market estimate and at most +0.5pp for sold evidence. The score itself is not yet checked against the outcomes of homes it scored.

Economics

What happens to your money

Price sensitivityScores 70+ up to £288,000

£240,000£368,000

The same scorer re-run at hypothetical asking prices, holding rent, comps and listing history constant. Not a prediction of what the seller would accept.

Your assumptions

Purchase price£320,000

At the asking price

Monthly rent£1,850/mo

Evidenced range £1,800-£1,950

Interest rate5.4%

Loan to value75%

Cash required: £103,300
Net cash flow: £201/mo
Cash on cash: 2.3%
Score at this price: 56

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.71 - 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_snapshotsestimate for 42086636Valuation edge · as of 12 Oct 2026
listing_factscontractual rent 3395/mo (tenanted)Rental economics · as of 2 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 2 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 2 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth

Risks

What could kill this deal

Score confidence is reduced
fewer independent sources agree, or a component could not be scored
Rental economics needs verification before you rely on it
contractual rent 3395/mo (tenanted)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 37 days on market; homes with a cut sold 0.2-0.3pp further below the cut ask, which is not an edge

Property risk deep-dive →

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. Set your walk-away price before viewing - above £288,000 the deal stops scoring well.
Computed by re-running the score at higher prices.
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£234,000

Rent Estimate (pcm)£1,850

Gross Yield6.94%

1y Growth-

3y Growth-1.5%

5y Growth+1.2%

10y Growth+2.6%

Last Sold Price£160,000 (2021-02-03)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0CH41 4BD

Approval Rate

-12mo

Development

low

APP/26/00886
Use of the ground floor as 2no. flats and associated changes to the ground floor fenestration on the front and rear elevations.
Pending
APP/26/00874
Replacement of existing Cambrian slate roof covering to rear extension at Ashville Lodge with a Mayan Armoured Slate roofing system to address water ingress associated with the existing low-pitch roof.
Pending
APP/26/00741
Conversion of vacant soft play unit to 4 residential self contained bedsit units
Pending

View Planning Timeline

Ownership

Corporate Ownership75.3%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2021-02-03
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

15 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£32,959

Population Density9,789 /km²

Owner Occupied24%

Age Distribution

0-15 25%16-64 66%65+ 9%

View Area Profile

Schools Nearby

Progress Schools - Wirral
0.2 mi
Good
Birkenhead Park School
0.3 mi
Report card2026
Ofsted no longer awards a single overall grade.
The Priory Parish CofE Primary School
0.3 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
St Werburgh's Catholic Primary School
0.4 mi
Good

2 of 10 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

61 Park Road East
-
£170k
-
61 Park Road East
-
£170k
-
87 Park Road East
-
£265k
-
85 Park Road East
-
£160k
-

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