15 West Moor Lane, Heslington, York, YO10 5ER

UPRN:100050596242Semi-Detached PropertyBeds -Built 1983-1990

FreeholdCouncil Tax: -EPC: D (60)

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

15 West Moor Lane, Heslington, York, YO10 5ER

HP Score

/ 100

Mixed

Verdict

5 days ago

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

Evidence

17 of 21 sources

Sale Estimate

£195,000

£156k - £233kLow

Estimate

£195k

Range

£156k – £233k

Rent Estimate (pcm)

£900

£850 - £1k

Monthly

£900

Yield

6.75%

Verdict

Derived from HomePortfolio scores

15 West Moor Lane earns an INVESTIGATE rating with HP Score 60/100. Investment score 46/100 reflects below-average fundamentals. Crime intensity is moderate. Walkability is limited (47/100). 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 NationsMarket 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 Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

60/ 100

Mixed

Investment Score

46/ 100

Mixed

Crime Score

52/ 100

Elevated

Walkability

47/ 100

Mixed

Transit & Bike

Transit 11Bike 67

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 economics12.1/40
gross yield 6.8%; range width penalty ×0.87; the estimate this rent rides on sits 18% above the ask - check the rent describes the advertised home
- valuation_snapshotsrent estimate 900/mo (range 850-1000)· as of 9 Oct 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 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -144/mo, -16% 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 4 Nov 2026
Risk & liquidity9.3/15
244 sales/12mo in area; valuation range width 39%
- 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£160,000

At the asking price

Monthly rent£900/mo

Evidenced range £850-£1,000

Interest rate5.4%

Loan to value75%

Cash required: £50,000
Net cash flow: £83/mo
Cash on cash: 2.0%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.67 - 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_snapshotsrent estimate 900/mo (range 850-1000)Rental economics · as of 9 Oct 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 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 4 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 4 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

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 900/mo (range 850-1000)

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. 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£195,000

Rent Estimate (pcm)£900

Gross Yield6.75%

1y Growth-3.0%

3y Growth+1.2%

5y Growth+2.6%

10y Growth+3.5%

Last Sold Price£51,000 (2001-11-02)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0YO10 5ER

Approval Rate

-12mo

Development

low

26/01955/TCA
Crown reduce height of 1no. Variegated Holly Tree by 2 to 3 metres tree works in a conservation area.
Pending
26/01807/TCA
Crown lift 1no. Beech tree to give 2.5 metres clearance above roofs, lift all crown to balance; Crown lift 2no. Beech trees to give 2.5 metres clearance above roofs, lift all crown to balance, and 3 metre crown (height only) reduction. Tree works in a conservation area.
Pending
26/01803/TPO
Fell 1no. Walnut tree protected by Tree Preservation Order no. 7/1989.
Pending

View Planning Timeline

Ownership

Corporate Ownership64.4%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2001-11-02
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

8 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£32,961

Population Density-

Owner Occupied55%

Age Distribution

0-15 14%16-64 82%65+ 4%

View Area Profile

Schools Nearby

Lord Deramore's Primary School
0.4 mi
OutstandingImproving
University of York
0.4 mi
-
Badger Hill Primary Academy
0.7 mi
Inspected as Badger Hill Primary School (URN 121470) on 18 Dec 2012
Fulford School
0.8 mi
Outstanding

5 of 12 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

6 West Moor Lane
-
£200k
-
45 West Moor Lane
-
£161k
-
16 West Moor Lane
-
£160k
-
25 West Moor Lane
-
£165k
-

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