Apartment 5, 9 St Leonards Place, York, YO1 7HF

UPRN:10034772568Flat/Maisonette2 bedsBuilt 2012 onwards

LeaseholdCouncil Tax: Band FEPC: C (70)

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

Apartment 5, 9 St Leonards Place, York, YO1 7HF

HP Score

/ 100

Mixed

Verdict

2 days ago

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

Evidence

19 of 21 sources

Sale Estimate

£564,000

£536k - £592kHigh

Estimate

£564k

Range

£536k – £592k

Rent Estimate (pcm)

£3,050

£3k - £3k

Monthly

£3,050

Yield

6.65%

Verdict

Derived from HomePortfolio scores

Apartment 5 earns an INVESTIGATE rating with HP Score 62/100. Investment score 70/100 reflects strong fundamentals. Crime intensity is elevated. Walkability is excellent (94/100). 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 covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

62/ 100

Mixed

Investment Score

70/ 100

High

100

Crime Score

100/ 100

Elevated

Walkability

94/ 100

Excellent

Transit & Bike

Transit 45Bike 83

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 14 Nov 2026

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

Check before relying on this score: leasehold with no service charge disclosed - the stress test assumes GBP 0. It ranks after every home whose inputs are verified.

Valuation edge0/15
claims [AVM +2.5% (HIGH), sold-comps -46.3%, £/sqft -46.1%] → 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 10034772568· as of 9 Nov 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 23.7%· as of 7 Nov 2026
Rental economics12/40
gross yield 6.7%; range width penalty ×0.90
- valuation_snapshotsrent estimate 3050/mo (range 2850-3300)· as of 9 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -209/mo, -7% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); fails the stress - earns nothing; leasehold with no service charge disclosed - the stress assumes GBP 0
- underwriting_assumptionscosts not disclosed by the advert· as of 14 Nov 2026· verify before relying on this
Seller motivationNot scored
no listing-history inputs (first published date, price changes)
Risk & liquidity14.7/15
112 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

£412,500£632,500

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£550,000

At the asking price

Monthly rent£3,050/mo

Evidenced range £2,850-£3,300

Interest rate5.4%

Loan to value75%

Cash required: £183,800
Net cash flow: £255/mo
Cash on cash: 1.7%
Score at this price: 27

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.64 - 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 10034772568Valuation edge · as of 9 Nov 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 23.7%Valuation edge · as of 7 Nov 2026
valuation_snapshotsrent estimate 3050/mo (range 2850-3300)Rental economics · as of 9 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 14 Nov 2026 · verify before relying on this
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
Rental economics needs verification before you rely on it
rent estimate 3050/mo (range 2850-3300)
Stress margin needs verification before you rely on it
costs not disclosed by the advert

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£564,000

Rent Estimate (pcm)£3,050

Gross Yield6.65%

1y Growth-

3y Growth-12.3%

5y Growth-3.6%

10y Growth-0.3%

Last Sold Price£495,000 (2016-10-17)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseHigh

View Full Risk Report

Planning Activity

Recent Apps

0YO1 7HF

Approval Rate

-12mo

Development

low

AOD/26/00286
Condition 4 of 25/02262/FUL
Pending
AOD/26/00284
Condition 3 (HMO Management Plan) of 26/01116/FUL
Pending
AOD/26/00282
Condition 10 of 24/02021/FULM
Pending

View Planning Timeline

Ownership

Corporate Ownership35.4%
Overseas OwnershipNo
Lease Term Remaining238 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2016-10-17
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

17 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£32,961

Population Density2,548 /km²

Owner Occupied27%

Age Distribution

0-15 9%16-64 77%65+ 14%

View Area Profile

Schools Nearby

Bootham School
0.2 mi
Inspected by ISI
St Peter's School 2-18
0.3 mi
Inspected by ISI
York St John University
0.4 mi
-
St Wilfrid's Catholic Primary School - a Catholic Voluntary Academy
0.4 mi
Good

2 of 10 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

9 St Leonards Place
-
£545k
-
5 St Leonards Place
-
£850k
-
5 St Leonards Place
-
£280k
-
6 St Leonards Place
-
£2.42M
-

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