29 Leeholme, Houghton le Spring, DH5 8HS

UPRN:45004101Mid Terrace House2 bedsBuilt 1976-1982

FreeholdCouncil Tax: Band AEPC: C (69)

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

29 Leeholme, Houghton le Spring, DH5 8HS

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

£116,000

£110k - £121kHigh

Estimate

£116k

Range

£110k – £121k

Rent Estimate (pcm)

£900

£850 - £900

Monthly

£900

Yield

9.39%

Verdict

Derived from HomePortfolio scores

29 Leeholme earns an INVESTIGATE rating with HP Score 72/100. Investment score 64/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (29/100). 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

72/ 100

Mixed

Investment Score

64/ 100

Moderate

Crime Score

11/ 100

Low

Walkability

29/ 100

Low

Transit & Bike

Transit 24Bike 50

Walk Score, out of 100

Opportunity

Why this could be an opportunity

High confidence3 independent sourcesListing checked 30 Oct 2026

Every component scored, and three or more independent sources agree.

Valuation edge2.5/15
claims [AVM +0.9% (HIGH), sold-comps +21.2%, £/sqft +21.0%] → measured edge +0.50pp 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 9 Oct 2026
- valuation_snapshotsestimate for 45004101· as of 9 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 21.7%· as of 5 Nov 2026
Rental economics35.1/40
gross yield 9.4%; range width penalty ×1.00
- valuation_snapshotsrent estimate 900/mo (range 850-900)· as of 9 Oct 2026· verify before relying on this
Stress margin5.1/30
stressed cash flow +46/mo, +5% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); passes the stress
- underwriting_assumptionscosts not disclosed by the advert· as of 30 Oct 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 333 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 30 Oct 2026
Risk & liquidity14.7/15
244 sales/12mo in area; valuation range width 9%
- 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 £98,000

£86,000£132,000

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£115,000

At the asking price

Monthly rent£900/mo

Evidenced range £850-£900

Interest rate5.4%

Loan to value75%

Cash required: £35,800
Net cash flow: £235/mo
Cash on cash: 7.9%
Score at this price: 57

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 2.32 - 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 45004101Valuation edge · as of 9 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 21.7%Valuation edge · as of 5 Nov 2026
valuation_snapshotsrent estimate 900/mo (range 850-900)Rental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 30 Oct 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 30 Oct 2026

Risks

What could kill this deal

Rental economics needs verification before you rely on it
rent estimate 900/mo (range 850-900)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 333 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 →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. Set your walk-away price before viewing - above £98,000 the deal stops scoring well.
Computed by re-running the score at higher prices.
3. 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.
4. Commission a full structural survey, not a basic condition report.
The score prices market evidence, not the fabric of the building.

Valuation & Market

Sale Estimate£116,000

Rent Estimate (pcm)£900

Gross Yield9.39%

1y Growth-

3y Growth+3.1%

5y Growth+0.6%

10y Growth+0.8%

Last Sold Price£49,500 (1996-07-26)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0DH5 8HS

Approval Rate

-12mo

Development

low

26/02037/DIS
Discharge of condition 7 (cemp biodiversity) attached to planning application 25/02479/FUL (Part 4 of 7)
Pending
26/02034/DIS
Discharge of condition 4 (cemp) attached to planning application 25/02479/FUL (Part 2 of 7)
Rejected
26/02036/DIS
Discharge of condition 6 (mat subm,it) attached to planning application 25/02479/FUL (Part 3 of 7)
Pending

View Planning Timeline

Ownership

Corporate Ownership87.1%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change1996-07-26
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

14 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£27,989

Population Density1,369 /km²

Owner Occupied93%

Age Distribution

0-15 14%16-64 56%65+ 30%

View Area Profile

Schools Nearby

Gillas Lane Primary Academy
0.2 mi
Good
Bernard Gilpin Primary School
0.4 mi
Outstanding
Eppleton Academy Primary School
0.4 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
Houghton Le Spring Nursery School
0.5 mi
-

3 of 13 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

30 Leeholme
-
£91k
-
44 Leeholme
-
£119k
-
38 Leeholme
-
£115k
-
51 Leeholme
-
£133k
-

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