10 Gill Close, Addingham, Ilkley, LS29 0TG

UPRN:100051243177Detached House4 bedsBuilt 1991-1995

FreeholdCouncil Tax: Band EEPC: D (66)

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

10 Gill Close, Addingham, Ilkley, LS29 0TG

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

£676,000

£608k - £743kMedium

Estimate

£676k

Range

£608k – £743k

Rent Estimate (pcm)

£2,400

£2k - £3k

Monthly

£2,400

Yield

4.84%

Verdict

Derived from HomePortfolio scores

10 Gill Close earns an INVESTIGATE rating with HP Score 70/100. Investment score 58/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (41/100). 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

70/ 100

Mixed

Investment Score

58/ 100

Moderate

Crime Score

3/ 100

Low

Walkability

41/ 100

Mixed

Transit & Bike

Transit 30Bike 11

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 2 Nov 2026

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

Valuation edge0/15
claims [AVM +12.0% (MEDIUM)] → measured edge +0.00pp 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 12 Oct 2026
- valuation_snapshotsestimate for 100051243177· as of 12 Oct 2026
Rental economics0/40
gross yield 4.8%; range width penalty ×0.78
- valuation_snapshotsrent estimate 2400/mo (range 2150-2650)· as of 12 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -876/mo, -37% 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
Seller motivationNot scored
context, not scored: 0 price cut(s), 62 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 2 Nov 2026
Risk & liquidity12.8/15
424 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

£446,000£684,000

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£595,000

At the asking price

Monthly rent£2,400/mo

Evidenced range £2,150-£2,650

Interest rate5.4%

Loan to value75%

Cash required: £199,550
Net cash flow: -£347/mo
Cash on cash: -2.1%
Score at this price: 13

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.20 - 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_snapshotsestimate for 100051243177Valuation edge · as of 12 Oct 2026
valuation_snapshotsrent estimate 2400/mo (range 2150-2650)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

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 2400/mo (range 2150-2650)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 62 days on market; homes with a cut sold 0.2-0.3pp further below the cut ask, which is not an edge

Property risk deep-dive →

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 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£676,000

Rent Estimate (pcm)£2,400

Gross Yield4.84%

1y Growth-

3y Growth-0.3%

5y Growth+2.0%

10y Growth+3.4%

Last Sold Price£167,500 (2001-02-06)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningLow
LandslideModerate
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0LS29 0TG

Approval Rate

-12mo

Development

low

26/02613/CLP
Existing large window in the kitchen into patio doors
Pending
26/02548/CPN
T1 Triple stemmed mature Ash tree - East side canopy spread extends across two neighbouring gardens. Reduce radial spread on the east, south (not west side this time) to clear lines by 3m max leaving 4m width, final radial spread taken centrally from the vertical stump line - in-between the stems. Lift to 4m *from garden elevations, around the three sides, removing new stem growth and low end loading only. Union at base appears strong and well ribbed, with no open voids, tension cracks or rot. It has been left unbalanced as a result of neighbours pruning overhang from across the rear boundary. Internal density has been well and evenly thinned with minimal reaction growth. Renewal as per "Decline to determine" application 23/00522/CPN march 2023:
Conditions
26/02487/HOU
Front and rear dormer windows and single storey rear extension
Approved

View Planning Timeline

Ownership

Corporate Ownership63.5%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2001-02-06
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

14 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£28,424

Population Density1,713 /km²

Owner Occupied87%

Age Distribution

0-15 14%16-64 50%65+ 36%

View Area Profile

Schools Nearby

Addingham Primary School
0.6 mi
OutstandingImproving
The Boyle and Petyt Primary School
2.1 mi
Report card2026
Ofsted no longer awards a single overall grade.
Silsden Primary School
2.7 mi
Report card2026
Ofsted no longer awards a single overall grade.
All Saints' CofE Primary School
2.9 mi
Good

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

View All Schools

Comparables

View All

5 Gill Close
-
£410k
-
2 Gill Close
-
£425k
-
3 Gill Close
-
£295k
-
1 Gill Close
-
£265k
-

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