52 Severn Drive, Garforth, Leeds, LS25 2BB

UPRN:72317518Semi-Detached House3 bedsBuilt 1950-1966

FreeholdCouncil Tax: Band CEPC: E (42)

Data freshness:Listing· freshPlanning· 4mo agoEPC· 5mo agoRisk· 2y agoCrime· freshSchools· 4mo agoAmenities· 8mo agoArea· Census 2021Council Tax· 4mo ago

52 Severn Drive, Garforth, Leeds, LS25 2BB

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

£293,000

£278k - £307kHigh

Estimate

£293k

Range

£278k – £307k

Rent Estimate (pcm)

£1,350

£1k - £2k

Monthly

£1,350

Yield

5.40%

Verdict

Derived from HomePortfolio scores

52 Severn Drive earns an INVESTIGATE rating with HP Score 73/100. Investment score 57/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (38/100). 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 company ownershipHM Land Registry covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

73/ 100

Mixed

Investment Score

57/ 100

Moderate

Crime Score

4/ 100

Low

Walkability

38/ 100

Mixed

Transit & Bike

Transit 24Bike 34

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 21 Oct 2026

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

Valuation edge0/15
claims [AVM -2.4% (HIGH), sold-comps -42.9%, £/sqft -43.1%] → 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 9 Oct 2026
- valuation_snapshotsestimate for 72317518· as of 9 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 10 comps, dispersion 18.2%· as of 6 Oct 2026
Rental economics2.7/40
gross yield 5.4%; range width penalty ×0.83
- valuation_snapshotsrent estimate 1350/mo (range 1250-1500)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -403/mo, -30% 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 21 Oct 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 21 Oct 2026
Risk & liquidity14.7/15
502 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

£225,000£345,000

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£300,000

At the asking price

Monthly rent£1,350/mo

Evidenced range £1,250-£1,500

Interest rate5.4%

Loan to value75%

Cash required: £96,300
Net cash flow: -£78/mo
Cash on cash: -1.0%
Score at this price: 17

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.33 - 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 72317518Valuation edge · as of 9 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 10 comps, dispersion 18.2%Valuation edge · as of 6 Oct 2026
valuation_snapshotsrent estimate 1350/mo (range 1250-1500)Rental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 21 Oct 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 21 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 1350/mo (range 1250-1500)
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£293,000

Rent Estimate (pcm)£1,350

Gross Yield5.40%

1y Growth-

3y Growth+1.3%

5y Growth+2.0%

10y Growth+4.3%

Last Sold Price£158,000 (2013-03-15)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningSignificant
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0LS25 2BB

Approval Rate

-12mo

Development

low

26/05731/TR
T1 Polar: Remove 2 lower branches overhanging the garden. Reduce upper limbs encroaching the garden by 2m all on the western aspect of the tree.
Pending
26/05207/FU
Demolition of detached garage, side and rear house extensions; replacement single storey wrap-around extension and canopy to front; new driveway and off-street parking space.
Pending
26/05106/FU
Retrospective application for part garage conversion and new window to ground floor side
Pending

View Planning Timeline