33 Russell Square, Leicester, LE1 2DS

UPRN:2465079819Purpose Built Flat2 bedsBuilt 1950-1966

LeaseholdCouncil Tax: Band AEPC: C (73)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoEPC· 4mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· freshAmenities· 2mo agoArea· Census 2021

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

19 of 21 sources

Sale Estimate

£119,000

£113k - £125kHigh

Estimate

£119k

Range

£113k – £125k

Rent Estimate (pcm)

£750

£700 - £800

Monthly

£750

Yield

6.21%

Verdict

Derived from HomePortfolio scores

33 Russell Square earns an INVESTIGATE rating with HP Score 73/100. Investment score 63/100 reflects moderate fundamentals. Crime intensity is low. Walkability is excellent (93/100). 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

73/ 100

Mixed

Investment Score

63/ 100

Moderate

Crime Score

34/ 100

Moderate

Walkability

93/ 100

Excellent

Transit & Bike

Transit 66Bike 73

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 3 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 edge-1.6/15
claims [AVM -21.8% (HIGH), sold-comps -22.9%, £/sqft -22.6%] → measured edge -0.33pp of the ask; on later-registered sales an AVM discount carried no edge and a sold-evidence gap at most +0.5pp; asking more than 10% above the estimate (measured -0.33pp)
Market estimate used (HIGH confidence) · snapshot 9 Oct 2026
- valuation_snapshotsestimate for 2465079819· as of 9 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 22.3%· as of 23 Oct 2026
Rental economics9/40
gross yield 6.2%; range width penalty ×0.93
- valuation_snapshotsrent estimate 750/mo (range 700-800)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -190/mo, -25% 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 3 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 0 price cut(s), 474 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 3 Nov 2026
Risk & liquidity14.6/15
68 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

£109,000£167,000

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£145,000

At the asking price

Monthly rent£750/mo

Evidenced range £700-£800

Interest rate5.4%

Loan to value75%

Cash required: £45,200
Net cash flow: £30/mo
Cash on cash: 0.8%
Score at this price: 22

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.53 - 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 2465079819Valuation edge · as of 9 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 22.3%Valuation edge · as of 23 Oct 2026
valuation_snapshotsrent estimate 750/mo (range 700-800)Rental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 3 Nov 2026 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 3 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 750/mo (range 700-800)
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. 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£119,000

Rent Estimate (pcm)£750

Gross Yield6.21%

1y Growth-

3y Growth-9.0%

5y Growth+0.2%

10y Growth+0.3%

Last Sold Price£120,000 (2022-10-28)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0LE1 2DS

Approval Rate

-12mo

Development

low

20261627
Approval of details reserved by Condition 12 (cycle parking) and Condition 18 (arrangements for bin storage) attached to planning permission 20221781
Pending
20261556
External alterations to Grade II listed building
Pending
20261533
Installation of external wall insulation to house (Class C3)
Pending

View Planning Timeline

Ownership

Corporate Ownership43.9%
Overseas OwnershipNo
Lease Term Remaining104 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2022-10-28
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£27,858

Population Density-

Owner Occupied24%

Age Distribution

0-15 33%16-64 60%65+ 7%

View Area Profile

Schools Nearby

Taylor Road Primary School
0.2 mi
Inspected as Taylor Road Primary School (URN 120065) on 28 Jan 2025
Darul Madinah Leicester Ltd
0.4 mi
-
Indie Education
0.4 mi
-
Catherine Junior School
0.4 mi
Good

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

View All Schools

Comparables

View All

33 Russell Square
-
£120k
-
1 Russell Square
-
£143k
-
21 Russell Square
-
£66k
-
5 Russell Square
-
£47k
-

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