45 Cookson Road, Leicester, LE4 9WT

UPRN:2465166607Purpose Built Flat2 bedsBuilt 1991-1995

LeaseholdCouncil Tax: Band BEPC: C (74)

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

HP Score

/ 100

Mixed

Verdict

2 days ago

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

Evidence

20 of 21 sources

Sale Estimate

£144,000

£136k - £151kHigh

Estimate

£144k

Range

£136k – £151k

Rent Estimate (pcm)

£850

£800 - £900

Monthly

£850

Yield

6.38%

Verdict

Derived from HomePortfolio scores

45 Cookson Road earns an INVESTIGATE rating with HP Score 60/100. Investment score 58/100 reflects moderate fundamentals. Crime intensity is moderate. Walkability is limited (26/100). 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 covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

60/ 100

Mixed

Investment Score

58/ 100

Moderate

Crime Score

35/ 100

Elevated

Walkability

26/ 100

Low

Transit & Bike

Transit 20Bike 30

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 27 Oct 2026

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

Valuation edge-1.6/15
claims [AVM -11.1% (HIGH), sold-comps -15.9%, £/sqft -16.3%] → 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 12 Oct 2026
- valuation_snapshotsestimate for 2465166607· as of 12 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 9.4%· as of 21 Oct 2026
Rental economics10.6/40
gross yield 6.4%; range width penalty ×0.96
- valuation_snapshotsrent estimate 850/mo (range 800-900)· as of 12 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -273/mo, -32% 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 27 Oct 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 28 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 27 Oct 2026
Risk & liquidity14.6/15
644 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

£120,000£184,000

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£160,000

At the asking price

Monthly rent£850/mo

Evidenced range £800-£900

Interest rate5.4%

Loan to value75%

Cash required: £50,000
Net cash flow: £48/mo
Cash on cash: 1.2%
Score at this price: 24

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.57 - 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 2465166607Valuation edge · as of 12 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 9.4%Valuation edge · as of 21 Oct 2026
valuation_snapshotsrent estimate 850/mo (range 800-900)Rental economics · as of 12 Oct 2026 · verify before relying on this
listing_factsservice charge / ground rent from the advertStress margin · as of 27 Oct 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 27 Oct 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 850/mo (range 800-900)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 28 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£144,000

Rent Estimate (pcm)£850

Gross Yield6.38%

1y Growth-23.8%

3y Growth+0.0%

5y Growth+3.4%

10y Growth+5.3%

Last Sold Price£140,000 (2025-12-18)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0LE4 9WT

Approval Rate

-12mo

Development

low

20261659
Notification of proposed single storey extension at rear of dwellinghouse of dimensions: 4.05 metres beyond the rear wall of the original dwellinghouse; maximum height 3.3 metres; height of the eaves 2.7 metres (Class C3)
Pending
20261553
Approval of details reserved by Condition 3 (Landfill Gas) attached to planning permission 20261167
Pending
20261424
Notification of proposed single storey extension at rear of dwellinghouse of dimensions: 5.0 metres beyond the rear wall of the original dwellinghouse; maximum height 3.0 metres; height of the eaves 2.54 metres (Class C3)
Pending

View Planning Timeline

Ownership

Corporate Ownership68.4%
Overseas OwnershipNo
Lease Term Remaining100 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2025-12-18
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

3 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£27,858

Population Density4,965 /km²

Owner Occupied69%

Age Distribution

0-15 19%16-64 64%65+ 17%

View Area Profile

Schools Nearby

Sandfield Close Primary School
0.6 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
Church Hill Church of England Junior School
0.7 mi
Report card2026
Ofsted no longer awards a single overall grade.
Church Hill Infant School
0.7 mi
Good
Hope Hamilton CofE Primary School
0.8 mi
Good

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

View All Schools

Comparables

View All

26 Cookson Road
-
£143k
-
60 Cookson Road
-
£230k
-
45 Cookson Road
-
£140k
-
6 Cookson Road
-
£192k
-

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