9 The Tannery, Lawrence Street, York, YO10 3WF

UPRN:10007236574Converted Flat1 bedsBuilt 1996-2002

LeaseholdCouncil Tax: Band BEPC: C (74)

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

9 The Tannery, Lawrence Street, York, YO10 3WF

HP Score

/ 100

Mixed

Verdict

3 days ago

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

Evidence

19 of 21 sources

Sale Estimate

£212,000

£201k - £222kHigh

Estimate

£212k

Range

£201k – £222k

Rent Estimate (pcm)

£1,250

£1k - £1k

Monthly

£1,250

Yield

6.82%

Verdict

Derived from HomePortfolio scores

9 The Tannery earns an INVESTIGATE rating with HP Score 70/100. Investment score 64/100 reflects moderate fundamentals. Crime intensity is elevated. Walkability is excellent (89/100). 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

70/ 100

Mixed

Investment Score

64/ 100

Moderate

Crime Score

62/ 100

Elevated

Walkability

89/ 100

Excellent

Transit & Bike

Transit 32Bike 81

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 13 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 -3.8% (HIGH), sold-comps -22.2%, £/sqft -22.1%] → 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 (HIGH confidence) · snapshot 9 Nov 2026
- valuation_snapshotsestimate for 10007236574· as of 9 Nov 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 20.7%· as of 3 Nov 2026
Rental economics14.5/40
gross yield 6.8%; range width penalty ×1.00
- valuation_snapshotsrent estimate 1250/mo (range 1200-1300)· as of 9 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -287/mo, -23% of rent (6.75% on a 75% loan; disclosed service charge and ground rent); fails the stress - earns nothing
- listing_factsservice charge / ground rent from the advert· as of 13 Nov 2026
Seller motivationNot scored
no listing-history inputs (first published date, price changes)
Risk & liquidity14.7/15
244 sales/12mo in area; valuation range width 10%
- 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

£165,000£253,000

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£220,000

At the asking price

Monthly rent£1,250/mo

Evidenced range £1,200-£1,300

Interest rate5.4%

Loan to value75%

Cash required: £69,200
Net cash flow: £123/mo
Cash on cash: 2.1%
Score at this price: 29

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.68 - 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 10007236574Valuation edge · as of 9 Nov 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 20.7%Valuation edge · as of 3 Nov 2026
valuation_snapshotsrent estimate 1250/mo (range 1200-1300)Rental economics · as of 9 Nov 2026 · verify before relying on this
listing_factsservice charge / ground rent from the advertStress margin · as of 13 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 1250/mo (range 1200-1300)
Seller motivation could not be scored
no listing-history inputs (first published date, price changes)

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. 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£212,000

Rent Estimate (pcm)£1,250

Gross Yield6.82%

1y Growth+2.4%

3y Growth+1.2%

5y Growth+2.6%

10y Growth+3.5%

Last Sold Price£150,000 (2015-11-30)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0YO10 3WF

Approval Rate

-12mo

Development

low

26/02008/NONMAT
Non material amendment to permitted application 22/02257/FULM to vary the description of development to "Conversion and redevelopment of site to provide residential dwellings (use class C3) and ancillary communal space, to include new build dwellings, demolition of modern extensions and ancillary building and associated car parking, landscaping and other works (phased development)"
Pending
26/02003/LBC
Installation of trough light on fascia signs and removal of modern internal stud wall on the first floor
Pending
26/01999/FUL
Change of use of 4no. dwellings (use class C3) to 4no. holiday let apartments (Sui Generis) - retrospective
Pending

View Planning Timeline