18 Bedfords Fold, Hillam, Leeds, LS25 5HZ

UPRN:200001018268Detached House4 bedsBuilt 1991-1995

FreeholdCouncil Tax: -EPC: C (71)AI-Powered Intelligence

Data freshness:Listing· freshPrice Paid· 2mo agoPlanning· 2mo agoEPC· 4mo agoRisk· 3mo agoCrime· freshConnectivity· 3mo agoSchools· 3mo agoAmenities· 3mo agoArea· Census 2021

18 Bedfords Fold, Hillam, Leeds, LS25 5HZ

Location map - no listing photos available

HP Score

/ 100

Strong

Verdict

today

BUY
Strong fundamentals
INVESTIGATE
Mixed signals - investigate
AVOID
High risk factors

Confidence

Medium

Sale Estimate

£647,000

£614k - £679kHigh

Estimate

£647k

Range

£614k – £679k

Rent Estimate (pcm)

£2,500

£2k - £3kMedium

Monthly

£2,500

Yield

6.00%

AI Verdict

Derived from HomePortfolio scores

AI summary

18 Bedfords Fold earns a INVESTIGATE rating with HP Score 67/100. Investment score 52/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (23/100). Flood risk is rated very low. Tenure is freehold. Verdict and headline figures are derived from the live HomePortfolio API; narrative deep-dives below combine real signals with modelled analytics.

Key SourcesEPC RegisterZoopla ListingsHP Property IntelligenceOfcom Connected NationsMobile Coveragevalue historyplanning signalsgaz salesHP Walkability v2ONS Census 2021Police.ukPlanIt / LA PortalsHMLR CCODHMLR CovenantsHMLR Price PaidEnvironment Agency RoFRaSDefra Noise MapOSM AmenitiesOfsted / GIAS

HP Score

67/ 100

Moderate

Investment Score

52/ 100

Moderate

Crime Score

5/ 100

Low

Walkability

23/ 100

Low

Transit & Bike

Low

Real Data

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceListing checked 17 Sept 2026

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

Valuation edge0/40
claims [AVM +3.4% (HIGH), sold-comps -0.6%, £/sqft -0.6%] → consensus -0.6% → credited 0.0% after backtest shrinkage; sources disagree - edge zeroed by the weaker claim
- zoopla_valuationsestimate for 200001018268· as of 12 Aug 2026
- property_comparablessold-evidence family (implied value + £/sqft): 10 comps, dispersion 19.1%· as of 6 Sept 2026
Rental economics0/30
gross yield 4.8%; range width penalty ×0.80
- zoopla_valuationsrent estimate 2500/mo (range 2250-2750)· as of 12 Aug 2026· verify before relying on this
- listing_factslisting text signals condition works - budget before trusting any yield· as of 17 Sept 2026· verify before relying on this
Seller motivation5/20
0 price cut(s), 223 days on market; calibration: cuts mark staleness, credited as negotiation context only
- zoopla_listingsprice_changes + first_published_date· as of 17 Sept 2026
Risk & liquidity9.8/10
511 sales/12mo in area; valuation range width 10%
- property_intelligencetransactions_12mo

4 of 4 components scored. Calibrated against 6,141 realised listing→HMLR-sale outcomes, estimates taken as-of listing month. A large discount from one source alone is capped - independent sources must agree before it counts fully.

Economics

What happens to your money

Price sensitivity

£469,000£719,000

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£625,000

At the asking price

Monthly rent£2,500/mo

Evidenced range £2,250-£2,750

Interest rate5.4%

Loan to value75%

Cash required: £210,050
Net cash flow: -£379/mo
Cash on cash: -2.2%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.19 - 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

zoopla_valuationsestimate for 200001018268Valuation edge · as of 12 Aug 2026
property_comparablessold-evidence family (implied value + £/sqft): 10 comps, dispersion 19.1%Valuation edge · as of 6 Sept 2026
zoopla_valuationsrent estimate 2500/mo (range 2250-2750)Rental economics · as of 12 Aug 2026
listing_factslisting text signals condition works - budget before trusting any yieldRental economics · as of 17 Sept 2026
zoopla_listingsprice_changes + first_published_dateSeller motivation · as of 17 Sept 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth Valuation methodology

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 2500/mo (range 2250-2750)
Rental economics needs verification before you rely on it
listing text signals condition works - budget before trusting any yield

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£647,000

Rent Estimate (pcm)£2,500

Gross Yield6.00%

1y Growth-

3y Growth+1.1%

5y Growth+2.0%

10y Growth+4.6%

Last Sold Price£165,000 (2000-08-25)

View Market Details

Risk Overview

Flood RiskVery low
Subsidence2
RadonLow
MiningUnknown
Landslide1
Air QualityUnknown
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0LS25 5HZ

Approval Rate

-12mo

Development

low

26/04969/FU
Single storey rear extension with roof lights; increased area of hard standing to front; new panel fencing to side replacing fence and part garage conversion to habitable room space
Pending
26/05029/FU
Part single storey, part two storey side and rear extension; new first floor window and enlargement of ground floor window to rear
Pending
26/04780/FU
Increase in size to dormer window to front; bi-fold doors to rear
Pending

View Planning Timeline

Ownership

Corporate Ownership68.9%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2000-08-25
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

6 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median Household Income£29,288

Population Density-

Owner Occupied84%

Age Distribution

0-15 18%16-64 61%65+ 21%

View Area Profile

Schools Nearby

Monk Fryston Church of England Primary School
0.4 mi
Good
Burton Salmon Community Primary School
1.4 mi
GoodConcerns
South Milford Primary School
1.7 mi
Good
Fairburn Community Primary School
2.3 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.

6 of 14 nearby schools with published figures were oversubscribed in 2025 - demand, not a catchment.

View All Schools

Comparables

View All

14 Bedfords Fold
-
£460k
-
30 Bedfords Fold
-
£455k
-
7 Bedfords Fold
-
£540k
-
1 Bedfords Fold
-
£354k
-

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