12 The Willows, Wirral, CH61 8AB

UPRN:42202001Semi-Detached House3 bedsBuilt -

FreeholdCouncil Tax: Band CEPC: B (84)

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

HP Score

/ 100

Mixed

Verdict

2 days ago

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

Evidence

18 of 21 sources

Sale Estimate

£132,000

£106k - £159kLow

Estimate

£132k

Range

£106k – £159k

Rent Estimate (pcm)

£550

£500 - £600

Monthly

£550

Yield

2.20%

Verdict

Derived from HomePortfolio scores

12 The Willows earns an INVESTIGATE rating with HP Score 74/100. Investment score 74/100 reflects strong fundamentals. Crime intensity is low. Walkability is limited (36/100). 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 covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

74/ 100

Mixed

Investment Score

74/ 100

High

Crime Score

16/ 100

Moderate

Walkability

36/ 100

Mixed

Transit & Bike

Transit 17Bike 39

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 economics0/40
gross yield 2.2%; range width penalty ×0.84
- valuation_snapshotsrent estimate 550/mo (range 500-600)· as of 12 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -991/mo, -180% 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 2 Nov 2026
Risk & liquidity9.2/15
203 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£300,000

At the asking price

Monthly rent£550/mo

Evidenced range £500-£600

Interest rate5.4%

Loan to value75%

Cash required: £96,300
Net cash flow: -£632/mo
Cash on cash: -7.9%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.54 - below 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 550/mo (range 500-600)Rental economics · as of 12 Oct 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 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 550/mo (range 500-600)

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£132,000

Rent Estimate (pcm)£550

Gross Yield2.20%

1y Growth+37.1%

3y Growth+1.6%

5y Growth+2.1%

10y Growth+4.2%

Last Sold Price£61,250 (2025-03-12)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0CH61 8AB

Approval Rate

-12mo

Development

low

APPH/26/00918
Demolition and erection of front porch extension with external alterations
Pending
APPH/26/00783
Single storey rear extension and part f irst floor extension to the rear with internal and external alterations (amended description)
Pending
APPH/26/00775
Single storey extension to infill two existing extensions (side and rear) to form a wrap around single storey extension with rooflights, and internal and external alterations (amended description)
Pending

View Planning Timeline

Ownership

Corporate Ownership75%
Overseas OwnershipNo
Lease Term Remaining118 yrs
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2025-03-12
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

13 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£32,959

Population Density-

Owner Occupied69%

Age Distribution

0-15 16%16-64 55%65+ 29%

View Area Profile

Schools Nearby

Pensby High School
0.1 mi
Good
Ladymount Catholic Primary School
0.3 mi
GoodConcerns
Pensby Primary School
0.5 mi
Report card2026
Ofsted no longer awards a single overall grade.
Stanley School
0.6 mi
Good

5 of 13 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

6 The Willows
-
£135k
-
3 The Willows
-
£81k
-
12 The Willows
-
£61k
-

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