56 Goodes Lane, Syston, Leicester, LE7 2JJ

UPRN:100030416972Semi-Detached House4 bedsBuilt -

FreeholdCouncil Tax: -EPC: C (75)AI-Powered Intelligence

Data freshness:Price Paid· 2mo agoPlanning· 2mo agoEPC· 1mo agoRisk· 3mo agoCrime· freshConnectivity· 3mo agoSchools· 3mo agoAmenities· 3mo agoArea· Census 2021

56 Goodes Lane, Syston, Leicester, LE7 2JJ

HP Score

/ 100

High Potential

Verdict

yesterday

BUY
Strong overall fundamentals
INVESTIGATE
Some risks
AVOID
High risk factors

Confidence

High

Sale Estimate

£358,000

£340k - £376kHigh

Estimate

£358k

Range

£340k – £376k

Rent Estimate (pcm)

£1,450

£1k - £2kMedium

Monthly

£1,450

Yield

3.18%

AI Verdict

Derived from HomePortfolio scores

AI summary

56 Goodes Lane earns a BUY rating with HP Score 78/100. Investment score 68/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (57/100). Flood risk is rated very low. Tenure is freehold. Verdict and headline figures are derived from the live HomePortfolio API; narrative deep-dives below combine real signals with modelled analytics.

Key SourcesEPC RegisterZoopla ListingsHP Property IntelligenceOfcom Connected NationsMobile Coveragevalue historyplanning signalsgaz salesHP Walkability v2ONS Census 2021Police.ukPlanIt / LA PortalsHMLR CCODHMLR CovenantsHMLR Price PaidEnvironment Agency RoFRaSDefra Noise MapOSM AmenitiesOfsted / GIAS

HP Score

78/ 100

High

Investment Score

68/ 100

Moderate

Crime Score

8/ 100

Low

Walkability

57/ 100

Moderate

Transit & Bike

Moderate

Real Data

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 21 Sept 2026

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

Valuation edge0/40
claims [AVM -0.6% (HIGH)] → consensus -0.6% → credited 0.0% after backtest shrinkage; single-source claim - capped pending corroboration
- zoopla_valuationsestimate for 100030416972· as of 12 Aug 2026
Rental economics0/30
gross yield 4.8%; range width penalty ×0.79
- zoopla_valuationsrent estimate 1450/mo (range 1300-1600)· as of 12 Aug 2026· verify before relying on this
Seller motivation10/20
0 price cut(s), 131 days on market; calibration: cuts mark staleness, credited as negotiation context only
- zoopla_listingsprice_changes + first_published_date· as of 21 Sept 2026
Risk & liquidity9.8/10
645 sales/12mo in area; valuation range width 10%
- property_intelligencetransactions_12mo

4 of 4 components scored. Calibrated against 6,141 realised listing→HMLR-sale outcomes, estimates taken as-of listing month. A large discount from one source alone is capped - independent sources must agree before it counts fully.

Economics

What happens to your money

Price sensitivity

£270,000£414,000

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£360,000

At the asking price

Monthly rent£1,450/mo

Evidenced range £1,300-£1,600

Interest rate5.4%

Loan to value75%

Cash required: £117,300
Net cash flow: -£211/mo
Cash on cash: -2.2%
Score at this price: 20

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.19 - 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

zoopla_valuationsestimate for 100030416972Valuation edge · as of 12 Aug 2026
zoopla_valuationsrent estimate 1450/mo (range 1300-1600)Rental economics · as of 12 Aug 2026
zoopla_listingsprice_changes + first_published_dateSeller motivation · as of 21 Sept 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
Rental economics needs verification before you rely on it
rent estimate 1450/mo (range 1300-1600)

Property risk deep-dive →flood, subsidence, crime, environment - the full domain

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. Treat the discount as unconfirmed - compare recent sold prices on the street yourself before pricing an offer around it.
Only one independent source currently supports the valuation edge.
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£358,000

Rent Estimate (pcm)£1,450

Gross Yield3.18%

1y Growth+10.8%

3y Growth+0.0%

5y Growth+1.1%

10y Growth+3.1%

Last Sold Price£275,000 (2017-06-16)

View Market Details

Risk Overview

Flood RiskVery low
Subsidence2
RadonLow
MiningUnknown
Landslide1
Air QualityUnknown
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0LE7 2JJ

Approval Rate

-12mo

Development

low

Charnwood/P/24/1222/2
Proposed installation of electronic communications apparatus consisting of installation of 1no. 10m wooden telecommunications poles
Approved
Charnwood/P/23/1474/2
Erection of single storey extension to rear of dwelling.
Approved
Charnwood/P/23/0151/2
Erection of single storey extension to side and rear of house
Approved

View Planning Timeline

Ownership

Corporate Ownership77.2%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2017-06-16
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

16 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median Household Income£32,435

Population Density-

Owner Occupied82%

Age Distribution

0-15 14%16-64 62%65+ 24%

View Area Profile

Schools Nearby

The Merton Primary School
0.4 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
St Peter and St Paul Church of England Academy
0.6 mi
Good
The Roundhill Academy
0.7 mi
Requires improvement
Bishop Ellis Catholic Voluntary Academy
0.8 mi
-

4 of 13 nearby schools with published figures were oversubscribed in 2025 - demand, not a catchment.

View All Schools

Comparables

View All

56 Goodes Lane
-
£350k
-
22 Goodes Lane
-
£325k
-
Syston Lodge Farm Goodes Lane
-
£480k
-
18 Goodes Lane
-
£335k
-

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