7 Pullman House, 11 Tudor Way, Beeston, Leeds, LS11 8LR

UPRN:72663655Flat/Maisonette2 bedsBuilt 2007-2011

LeaseholdCouncil Tax: Band BEPC: B (81)

Data freshness:Listing· freshPlanning· 4mo agoEPC· 4mo agoRisk· 2y agoAmenities· 1mo agoArea· Census 2021

7 Pullman House, 11 Tudor Way, Beeston, Leeds, LS11 8LR

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

20 of 21 sources

Sale Estimate

£119,000

£113k - £125kHigh

Estimate

£119k

Range

£113k – £125k

Rent Estimate (pcm)

£700

£650 - £700

Monthly

£700

Yield

7.30%

Verdict

Derived from HomePortfolio scores

7 Pullman House earns an INVESTIGATE rating with HP Score 59/100. Investment score 59/100 reflects moderate fundamentals. Crime intensity is moderate. Walkability is limited (51/100). 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

59/ 100

Mixed

Investment Score

59/ 100

Moderate

Crime Score

54/ 100

Elevated

Walkability

51/ 100

Moderate

Transit & Bike

Transit 27Bike 35

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Reduced confidence2 independent sourcesLead to verifyListing checked 24 Oct 2026

Fewer independent sources agree, or a component could not be scored.

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 edge2.5/15
claims [AVM +3.4% (HIGH), sold-comps +14.8%, £/sqft +14.9%] → 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 72663655· as of 9 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 10 comps, dispersion 4.7%· as of 21 Oct 2026
Rental economics18.4/40
gross yield 7.3%; range width penalty ×1.00
- valuation_snapshotsrent estimate 700/mo (range 650-700)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -101/mo, -14% 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 24 Oct 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 0 price cut(s), 250 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 24 Oct 2026
Risk & liquidity14.6/15
278 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

£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£700/mo

Evidenced range £650-£700

Interest rate5.4%

Loan to value75%

Cash required: £35,800
Net cash flow: £96/mo
Cash on cash: 3.2%
Score at this price: 36

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.80 - 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 72663655Valuation edge · as of 9 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 10 comps, dispersion 4.7%Valuation edge · as of 21 Oct 2026
valuation_snapshotsrent estimate 700/mo (range 650-700)Rental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 24 Oct 2026 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 24 Oct 2026

Risks

What could kill this deal

Score confidence is reduced
fewer independent sources agree, or a component could not be scored
Rental economics needs verification before you rely on it
rent estimate 700/mo (range 650-700)
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. 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.
3. 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)£700

Gross Yield7.30%

1y Growth-

3y Growth+1.4%

5y Growth+4.8%

10y Growth+5.6%

Last Sold Price£82,000 (2018-07-06)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonModerate
MiningUnknown
LandslideModerate
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0LS11 8LR

Approval Rate

-12mo

Development

low

26/05730/DTM
Determination of telecommunications equipment for the installation of a new 20m high Phosco Phase 6 monopole hosting 6 no. antennas, 12 no. ERS, 2no. dishes, equipment housing and other ancillary development
Pending
26/05505/FU
Two storey side extension incorporating ground floor carport
Pending
26/05139/CLP
Certificate of Proposed Lawful Development for dwellinghouse to be used as a childrens home.
Pending

View Planning Timeline

Ownership

Corporate Ownership71.8%
Overseas OwnershipNo
Lease Term Remaining999+ yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2018-07-06
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

4 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£31,679

Population Density3,518 /km²

Owner Occupied29%

Age Distribution

0-15 21%16-64 63%65+ 16%

View Area Profile

Schools Nearby

Beeston Primary School
0.2 mi
Good
The Stephen Longfellow Academy
0.3 mi
Good
Hugh Gaitskell Primary School
0.3 mi
Report card2026
Ofsted no longer awards a single overall grade.
Lift Cottingley
0.4 mi
Good

3 of 11 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Pullman House, 11 Tudor Way
-
£68k
-
Pullman House, 11 Tudor Way
-
£129k
-
Pullman House, 11 Tudor Way
-
£121k
-
Pullman House, 11 Tudor Way
-
£85k
-

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