25 Lakeside Approach, Barkston Ash, Tadcaster, LS24 9PH

UPRN:10001153556Terrace Property3 bedsBuilt 2003-2006

LeaseholdCouncil Tax: -EPC: C (74)

Data freshness:Listing· freshPlanning· 2mo agoOwnership· freshEPC· 6mo agoRisk· 5mo agoCrime· freshConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

25 Lakeside Approach, Barkston Ash, Tadcaster, LS24 9PH

HP Score

/ 100

Mixed

Verdict

3 days ago

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

Evidence

20 of 21 sources

Sale Estimate

£364,000

£327k - £400kMedium

Estimate

£364k

Range

£327k – £400k

Rent Estimate (pcm)

£1,450

£1k - £2k

Monthly

£1,450

Yield

5.80%

Verdict

Derived from HomePortfolio scores

25 Lakeside Approach earns an INVESTIGATE rating with HP Score 63/100. Investment score 52/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (12/100). 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

63/ 100

Mixed

Investment Score

52/ 100

Moderate

Crime Score

10/ 100

Low

Walkability

12/ 100

Low

Transit & Bike

Transit 6Bike 21

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceLead to verifyListing checked 10 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 18% 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 +17.6% (MEDIUM), sold-comps +31.8%, £/sqft +31.9%] → 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 (MEDIUM confidence) · snapshot 14 Nov 2026
- valuation_snapshotsestimate for 10001153556· as of 14 Nov 2026
- property_comparablessold-evidence family (implied value + £/sqft): 11 comps, dispersion 24.5%· as of 31 Oct 2026
Rental economics5.5/40
gross yield 5.8%; range width penalty ×0.86; the estimate this rent rides on sits 18% above the ask - check the rent describes the advertised home
- valuation_snapshotsrent estimate 1450/mo (range 1300-1550)· as of 14 Nov 2026· verify before relying on this
- valuation_snapshotssale estimate 18% above the ask on the same snapshot - verify the rent describes this home· as of 14 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -330/mo, -23% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); fails the stress - earns nothing; leasehold with no service charge disclosed - the stress assumes GBP 0
- underwriting_assumptionscosts not disclosed by the advert· as of 10 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 0 price cut(s), 57 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 10 Nov 2026
Risk & liquidity12.8/15
120 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 sensitivity

£225,000£345,000

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£300,000

At the asking price

Monthly rent£1,450/mo

Evidenced range £1,300-£1,550

Interest rate5.4%

Loan to value75%

Cash required: £96,300
Net cash flow: -£9/mo
Cash on cash: -0.1%
Score at this price: 21

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.43 - 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 10001153556Valuation edge · as of 14 Nov 2026
property_comparablessold-evidence family (implied value + £/sqft): 11 comps, dispersion 24.5%Valuation edge · as of 31 Oct 2026
valuation_snapshotsrent estimate 1450/mo (range 1300-1550)Rental economics · as of 14 Nov 2026 · verify before relying on this
valuation_snapshotssale estimate 18% above the ask on the same snapshot - verify the rent describes this homeRental economics · as of 14 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advert

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 1450/mo (range 1300-1550)
Rental economics needs verification before you rely on it
sale estimate 18% 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. 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.
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£364,000

Rent Estimate (pcm)£1,450

Gross Yield5.80%

1y Growth-

3y Growth+1.3%

5y Growth+2.3%

10y Growth+2.8%

Last Sold Price£195,000 (2011-03-04)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0LS24 9PH

Approval Rate

-12mo

Development

low

26/04805/CLOPUD
Lawful development certificate for proposed building of side extension to the East side of existing house to provide an extra living and office space
Pending
SELZG2026/0247/HPA
Erection of Car port
Decided
ZG2026/0247/HPA
Erection of Car port
Approved

View Planning Timeline

Ownership

Corporate Ownership79.2%
Overseas OwnershipNo
Lease Term Remaining999+ yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2011-03-04
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

28 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£30,683

Population Density66 /km²

Owner Occupied78%

Age Distribution

0-15 19%16-64 64%65+ 17%

View Area Profile

Schools Nearby

Barkston Ash Catholic Primary School, a Voluntary Academy
0.4 mi
Inspected as Barkston Ash Catholic Primary School (URN 121635) on 22 Nov 2022
Saxton Church of England Primary School
1.1 mi
Good
Kirk Fenton Church of England Primary School
1.5 mi
Good
Sherburn Hungate Primary School
1.7 mi
Good

2 of 15 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

23 Lakeside Approach
-
£260k
-
34 Lakeside Approach
-
£287k
-
33 Lakeside Approach
-
£265k
-
17 Lakeside Approach
-
£250k
-

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