Rock House, Back Lane, Sicklinghall, Wetherby, LS22 4BQ

UPRN:100050431192Detached House5 bedsBuilt 1967-1975

FreeholdCouncil Tax: Band HEPC: D (56)

Data freshness:Listing· freshPlanning· 4mo agoOwnership· freshEPC· 6mo agoRisk· 5mo agoCrime· freshConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 1mo ago

Rock House, Back Lane, Sicklinghall, Wetherby, LS22 4BQ

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

18 of 21 sources

Sale Estimate

£1,634,000

£1.55M - £1.72MHigh

Estimate

£1.63M

Range

£1.55M – £1.72M

Rent Estimate (pcm)

£6,300

£6k - £7k

Monthly

£6,300

Yield

5.06%

Verdict

Derived from HomePortfolio scores

Rock House earns an INVESTIGATE rating with HP Score 69/100. Investment score 63/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (13/100). 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 Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

69/ 100

Mixed

Investment Score

63/ 100

Moderate

Crime Score

8/ 100

Low

Walkability

13/ 100

Low

Transit & Bike

Transit 8Bike 20

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

listing is 'Sold subject to contract' - sale already progressing, not an actionable opportunity

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£1,495,000

At the asking price

Monthly rent£6,300/mo

Evidenced range £5,650-£6,900

Interest rate5.4%

Loan to value75%

Cash required: £543,050
Net cash flow: -£684/mo
Cash on cash: -1.5%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.25 - below the usual 1.25 test. These are your assumptions, not evidence: only the pre-filled rent and price come from the record.

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion

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

Plan

Before you offer

1. 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£1,634,000

Rent Estimate (pcm)£6,300

Gross Yield5.06%

1y Growth-

3y Growth+4.3%

5y Growth+0.1%

10y Growth+3.5%

Last Sold Price£1,100,000 (2016-09-01)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningLow
LandslideModerate
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0LS22 4BQ

Approval Rate

-12mo

Development

low

26/06135/FUL
Proposed internal alterations and single-storey lean-to extension to the side east elevation of the existing dwelling to create additional living accommodation
Pending
26/05308/AMENDS
Non-material amendment to allow Reduction in size of first floor store area, resiting of access stairs, omission of roof windows and window and repositioning of door to Planning Permission HGTZC24/02089/FUL Demolition of existing detached garage and erection of replacement detached garage with store room over.
Conditions
26/05034/FUL
Demolition of existing equestrian stable buildings and hardstanding. Erection of timber storage buildings with similar footprint.
Pending

View Planning Timeline

Ownership

Corporate Ownership62.8%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2016-09-01
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

1 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£30,683

Population Density-

Owner Occupied75%

Age Distribution

0-15 18%16-64 56%65+ 26%

View Area Profile

Schools Nearby

Sicklinghall Community Primary School
0.0 mi
Good
Spofforth Church of England Controlled Primary School
1.6 mi
Good
Collingham Lady Elizabeth Hastings Church of England Voluntary Aided Primary School
2.1 mi
Report card2026
Ofsted no longer awards a single overall grade.
All Saints Church of England School
2.2 mi
Good

5 of 14 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Rafters Court Back Lane
-
£925k
-
The Barn Back Lane
-
£543k
-
The Barn Back Lane
-
£520k
-
Rock House Back Lane
-
£1.10M
-

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