32B Kirkstall Road, Barnsley, S71 1RU

UPRN:2007013035Mid Terrace House2 bedsBuilt 2012 onwards

FreeholdCouncil Tax: Band AEPC: C (78)

Data freshness:Price Paid· freshPlanning· 4mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 1mo agoArea· Census 2021

HP Score

/ 100

Mixed

Verdict

4 days ago

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

Evidence

18 of 21 sources

Sale Estimate

£146,000

£139k - £153kHigh

Estimate

£146k

Range

£139k – £153k

Rent Estimate (pcm)

£1,000

£950 - £1k

Monthly

£1,000

Yield

8.00%

Verdict

Derived from HomePortfolio scores

32B Kirkstall Road earns an INVESTIGATE rating with HP Score 63/100. Investment score 59/100 reflects moderate fundamentals. Crime intensity is moderate. Walkability is limited (57/100). 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

63/ 100

Mixed

Investment Score

59/ 100

Moderate

Crime Score

41/ 100

Elevated

Walkability

57/ 100

Moderate

Transit & Bike

Transit 32Bike 44

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceListing checked 5 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 -2.7% (HIGH), sold-comps -17.2%, £/sqft -17.5%] → 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 13 Oct 2026
- valuation_snapshotsestimate for 2007013035· as of 13 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 8 comps, dispersion 5.2%· as of 24 Oct 2026
Rental economics24/40
gross yield 8.0%; range width penalty ×1.00
- valuation_snapshotsrent estimate 1000/mo (range 950-1050)· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -28/mo, -3% 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 5 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 48 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 5 Nov 2026
Risk & liquidity14.7/15
428 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

£112,500£172,500

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£150,000

At the asking price

Monthly rent£1,000/mo

Evidenced range £950-£1,050

Interest rate5.4%

Loan to value75%

Cash required: £46,800
Net cash flow: £186/mo
Cash on cash: 4.8%
Score at this price: 39

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.98 - 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 2007013035Valuation edge · as of 13 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 8 comps, dispersion 5.2%Valuation edge · as of 24 Oct 2026
valuation_snapshotsrent estimate 1000/mo (range 950-1050)Rental economics · as of 13 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 5 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 5 Nov 2026

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 1000/mo (range 950-1050)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 48 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. 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£146,000

Rent Estimate (pcm)£1,000

Gross Yield8.00%

1y Growth+7.9%

3y Growth+4.3%

5y Growth+4.3%

10y Growth+4.5%

Last Sold Price£139,000 (2025-05-23)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonModerate
MiningLow
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0S71 1RU

Approval Rate

-12mo

Development

low

2026/0895
Demolition of existing rear detached garage, erection of single storey side/rear extension and external render finish to the existing dwelling.
Pending
2026/0857
Discharge of condition 6 (Ground Investigations) of outline application 2017/1718 as amended by 2026/ENQ/00409 which relates to residential development for up to 102 dwellings with associated infrastructure and access
Pending
2026/0858
Discharge of condition 12 (Highways Improvement) of outline application 2017/1718 as amended by 2026/ENQ/00409 which relates to residential development for up to 102 dwellings with associated infrastructure and access
Pending

View Planning Timeline

Ownership

Corporate Ownership56.2%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2025-05-23
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

7 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£31,359

Population Density2,860 /km²

Owner Occupied27%

Age Distribution

0-15 26%16-64 63%65+ 11%

View Area Profile

Schools Nearby

Athersley North Primary School
0.3 mi
Report card2026
Ofsted no longer awards a single overall grade.
Waterton Newstead Academy
0.3 mi
Good
Laithes Primary School
0.4 mi
Report card2026
Ofsted no longer awards a single overall grade.
Athersley South Primary School
0.5 mi
-

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

View All Schools

Comparables

View All

32D Kirkstall Road
-
£150k
-
32B Kirkstall Road
-
£139k
-
32B Kirkstall Road
-
£130k
-
11C Kirkstall Road
-
£113k
-

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