Flat 12, Aria Apartments, 42 Chatham Street, Leicester, LE1 6AY

UPRN:2465204726Purpose Built Flat1 bedsBuilt -

LeaseholdCouncil Tax: Band BEPC: C (79)

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

Flat 12, Aria Apartments, 42 Chatham Street, Leicester, LE1 6AY

HP Score

/ 100

Mixed

Verdict

today

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

Evidence

19 of 21 sources

Sale Estimate

£146,000

£131k - £160kMedium

Estimate

£146k

Range

£131k – £160k

Rent Estimate (pcm)

£900

£850 - £950

Monthly

£900

Yield

9.82%

Verdict

Derived from HomePortfolio scores

Flat 12 earns an INVESTIGATE rating with HP Score 59/100. Investment score 61/100 reflects moderate fundamentals. Crime intensity is elevated. Walkability is excellent (99/100). 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

59/ 100

Mixed

Investment Score

61/ 100

Moderate

100

Crime Score

100/ 100

Elevated

Walkability

99/ 100

Excellent

Transit & Bike

Transit 49Bike 70

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 6 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: the estimate sits 25% above the ask; lead to verify: 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 +24.7% (MEDIUM)] → 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 (MEDIUM confidence) · snapshot 9 Nov 2026
- valuation_snapshotsestimate for 2465204726· as of 9 Nov 2026
Rental economics37.7/40
gross yield 9.8%; range width penalty ×0.98; the estimate this rent rides on sits 25% above the ask - check the rent describes the advertised home
- valuation_snapshotsrent estimate 900/mo (range 850-950)· as of 9 Nov 2026· verify before relying on this
- valuation_snapshotssale estimate 25% above the ask on the same snapshot - verify the rent describes this home· as of 9 Nov 2026· verify before relying on this
Stress margin7.5/30
stressed cash flow +67/mo, +7% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); passes the stress; leasehold with no service charge disclosed - the stress assumes GBP 0
- underwriting_assumptionscosts not disclosed by the advert· as of 6 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 1 price cut(s), unknown 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 6 Nov 2026
Risk & liquidity12.9/15
68 sales/12mo in area; valuation range width 20%
- 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 sensitivityScores 70+ up to £88,000

£82,500£126,500

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£110,000

At the asking price

Monthly rent£900/mo

Evidenced range £850-£950

Interest rate5.4%

Loan to value75%

Cash required: £34,300
Net cash flow: £252/mo
Cash on cash: 8.8%
Score at this price: 58

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 2.42 - 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 2465204726Valuation edge · as of 9 Nov 2026
valuation_snapshotsrent estimate 900/mo (range 850-950)Rental economics · as of 9 Nov 2026 · verify before relying on this
valuation_snapshotssale estimate 25% above the ask on the same snapshot - verify the rent describes this homeRental economics · as of 9 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 6 Nov 2026 · verify before relying on this
portal_listingsprice_changes + first_published_date

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 900/mo (range 850-950)
Rental economics needs verification before you rely on it
sale estimate 25% above the ask on the same snapshot - verify the rent describes this home

Plan

Before you offer

1. Get two written rental appraisals from local lettings agents.
The market estimate this rent rides on sits far above the asking price, so the rent may describe a different home.
2. Ask the agent why the price was reduced and whether a previous sale fell through.
1 price cut(s) recorded on the listing history.
3. Set your walk-away price before viewing - above £88,000 the deal stops scoring well.
Computed by re-running the score at higher prices.
4. 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.

Valuation & Market

Sale Estimate£146,000

Rent Estimate (pcm)£900

Gross Yield9.82%

1y Growth+36.0%

3y Growth-9.0%

5y Growth+0.2%

10y Growth+0.3%

Last Sold Price£135,000 (2018-02-13)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0LE1 6AY

Approval Rate

-12mo

Development

low

20261713
Notification of works to two (2) trees within South Highfields conservation area
Pending
20261709
Application for continued temporary use of car park
Pending
20261662
Construction of single storey extension at rear of restaurant (Class E); installation of external staircase at rear; construction of 2 No. dormers to front; installation of one rooflight at rear; construction of dormer at rear; alterations to building (Class C4)
Pending

View Planning Timeline