35 Redcroft, Well Lane, Greasby, Wirral, CH49 3GS

UPRN:42151529Flat/Maisonette1 bedsBuilt 1983-1990

LeaseholdCouncil Tax: Band AEPC: C (74)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoEPC· 4mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 4mo agoAmenities· 2mo agoArea· Census 2021

35 Redcroft, Well Lane, Greasby, Wirral, CH49 3GS

HP Score

/ 100

Strong

Verdict

today

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

Evidence

19 of 21 sources

Sale Estimate

£82,000

£78k - £86kHigh

Estimate

£82k

Range

£78k – £86k

Rent Estimate (pcm)

£650

£650 - £700

Monthly

£650

Yield

12.00%

Verdict

Derived from HomePortfolio scores

35 Redcroft earns an INVESTIGATE rating with HP Score 79/100. Investment score 58/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (69/100). 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

79/ 100

Strong

Investment Score

58/ 100

Moderate

Crime Score

7/ 100

Low

Walkability

69/ 100

Moderate

Transit & Bike

Transit 19Bike 33

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceLead to verifyListing checked 7 Nov 2026

This rests largely on a single source. Treat the score as a prompt to investigate, not a conclusion.

Check before relying on this score: the estimate sits 21% above the ask; lead to verify: leasehold with no service charge disclosed - the stress test assumes GBP 0. It ranks after every home whose inputs are verified.

Valuation edge2.5/15
claims [AVM +20.7% (HIGH), sold-comps +27.8%, £/sqft +27.4%] → measured edge +0.50pp of the ask; on later-registered sales an AVM discount carried no edge and a sold-evidence gap at most +0.5pp
Market estimate used (HIGH confidence) · snapshot 9 Oct 2026
- valuation_snapshotsestimate for 42151529· as of 9 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 17.3%· as of 7 Nov 2026
Rental economics40/40
gross yield 12.0%; range width penalty ×1.00; the estimate this rent rides on sits 21% above the ask - check the rent describes the advertised home
- valuation_snapshotsrent estimate 650/mo (range 650-700)· as of 9 Oct 2026· verify before relying on this
- valuation_snapshotssale estimate 21% above the ask on the same snapshot - verify the rent describes this home· as of 9 Oct 2026· verify before relying on this
Stress margin11.3/30
stressed cash flow +74/mo, +11% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); passes the stress; leasehold with no service charge disclosed - the stress assumes GBP 0
- underwriting_assumptionscosts not disclosed by the advert· as of 7 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 0 price cut(s), 326 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 7 Nov 2026
Risk & liquidity14.7/15
304 sales/12mo in area; valuation range width 10%
- 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 £63,500

£49,000£75,000

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£65,000

At the asking price

Monthly rent£650/mo

Evidenced range £650-£700

Interest rate5.4%

Loan to value75%

Cash required: £20,800
Net cash flow: £231/mo
Cash on cash: 13.3%
Score at this price: 68

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 2.96 - 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 42151529Valuation edge · as of 9 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 17.3%Valuation edge · as of 7 Nov 2026
valuation_snapshotsrent estimate 650/mo (range 650-700)Rental economics · as of 9 Oct 2026 · verify before relying on this
valuation_snapshotssale estimate 21% above the ask on the same snapshot - verify the rent describes this homeRental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 7 Nov 2026

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion
Rental economics needs verification before you rely on it
rent estimate 650/mo (range 650-700)
Rental economics needs verification before you rely on it
sale estimate 21% above the ask on the same snapshot - verify the rent describes this home

Plan

Before you offer

1. Get two written rental appraisals from local lettings agents.
The market estimate this rent rides on sits far above the asking price, so the rent may describe a different home.
2. Set your walk-away price before viewing - above £63,500 the deal stops scoring well.
Computed by re-running the score at higher prices.
3. Treat the gap to the estimate as unproven - compare recent sold prices on the street yourself before pricing an offer around it.
On later completions, homes listed below their estimate sold at the same share of the asking price as the rest.
4. Commission a full structural survey, not a basic condition report.
The score prices market evidence, not the fabric of the building.

Valuation & Market

Sale Estimate£82,000

Rent Estimate (pcm)£650

Gross Yield12.00%

1y Growth+4.6%

3y Growth+2.3%

5y Growth+4.9%

10y Growth+4.8%

Last Sold Price£68,000 (2021-07-01)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0CH49 3GS

Approval Rate

-12mo

Development

low

APPH/26/00765
Single storey rear extension with pitched roof
Pending
APPH/26/00684
Demolition of existing rear conservatory and partial removal of the corner section of the existing garage/store. Erection of a two-storey and single storey rear extension to form an enlarged open-plan Kitchen / Dining / Family space with extended raised patio. New utility room at ground level and an additional Bedroom at first floor level with juliet balcony.
Pending
APPH/26/00629
Proposed demolition of the existing conservatory to facilitate the erection of a single-storey rear extension.
Pending

View Planning Timeline

Ownership

Corporate Ownership61.8%
Overseas OwnershipNo
Lease Term Remaining57 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2021-07-01
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

7 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£32,959

Population Density1,179 /km²

Owner Occupied82%

Age Distribution

0-15 12%16-64 49%65+ 39%

View Area Profile

Schools Nearby

Greasby Infant School
0.3 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
Our Lady of Pity Catholic Primary and Nursery School
0.5 mi
Outstanding
Greasby Junior School
0.5 mi
Report card2026
Ofsted no longer awards a single overall grade.
Brookdale Primary School
0.6 mi
Inspected as Brookdale Primary School (URN 105028) on 8 Jun 2022

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

View All Schools

Comparables

View All

12 Redcroft
-
£86k
-
37 Redcroft
-
£85k
-
32 Redcroft
-
£89k
-
77 Redcroft
-
£85k
-

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