50 Airedale Gardens, Leeds, LS13 1DN

UPRN:72001480Detached House4 bedsBuilt 1967-1975

LeaseholdCouncil Tax: Band EEPC: D (60)

Data freshness:Price Paid· freshPlanning· 4mo agoEPC· 4mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 4mo agoAmenities· 1mo agoArea· Census 2021Council Tax· 5mo ago

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

£359,000

£341k - £377kHigh

Estimate

£359k

Range

£341k – £377k

Rent Estimate (pcm)

£1,800

£2k - £2k

Monthly

£1,800

Yield

6.00%

Verdict

Derived from HomePortfolio scores

50 Airedale Gardens earns an INVESTIGATE rating with HP Score 71/100. Investment score 63/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (39/100). 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

71/ 100

Mixed

Investment Score

63/ 100

Moderate

Crime Score

21/ 100

Moderate

Walkability

39/ 100

Mixed

Transit & Bike

Transit 38Bike 43

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceLead 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: 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 -0.3% (HIGH), sold-comps +34.5%, £/sqft +34.5%] → 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 10 Oct 2026
- valuation_snapshotsestimate for 72001480· as of 10 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 10 comps, dispersion 21%· as of 4 Nov 2026
Rental economics7.4/40
gross yield 6.0%; range width penalty ×0.92
- valuation_snapshotsrent estimate 1800/mo (range 1650-1900)· as of 10 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -326/mo, -18% 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 6 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 0 price cut(s), 248 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 & liquidity14.6/15
379 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

£270,000£414,000

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£360,000

At the asking price

Monthly rent£1,800/mo

Evidenced range £1,650-£1,900

Interest rate5.4%

Loan to value75%

Cash required: £117,300
Net cash flow: £31/mo
Cash on cash: 0.3%
Score at this price: 24

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.48 - 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 72001480Valuation edge · as of 10 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 10 comps, dispersion 21%Valuation edge · as of 4 Nov 2026
valuation_snapshotsrent estimate 1800/mo (range 1650-1900)Rental economics · as of 10 Oct 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_dateSeller motivation · as of 6 Nov 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 1800/mo (range 1650-1900)
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£359,000

Rent Estimate (pcm)£1,800

Gross Yield6.00%

1y Growth-

3y Growth+2.3%

5y Growth+4.1%

10y Growth+4.7%

Last Sold Price£105,000 (2001-03-23)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonModerate
MiningSignificant
LandslideModerate
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0LS13 1DN

Approval Rate

-12mo

Development

low

26/05964/CLP
Certificate of Proposed Lawful Development for a single storey side extension.
Approved
26/05796/TR
T1 Willow: Reduce size by 50%.
Approved
26/05635/FU
Part two storey, part single storey side /rear extensions incorporating lower ground floor garage and new windows
Pending

View Planning Timeline

Ownership

Corporate Ownership68.2%
Overseas OwnershipNo
Lease Term Remaining125 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2001-03-23
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£31,679

Population Density2,666 /km²

Owner Occupied71%

Age Distribution

0-15 13%16-64 71%65+ 16%

View Area Profile

Schools Nearby

Valley View Community Primary School
0.3 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
Leeds West Academy
0.4 mi
Inspected as Intake High School Arts College (URN 108070) on 30 Apr 2008
Summerfield Primary School
0.5 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Farsley Springbank Primary School
0.7 mi
Good

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

View All Schools

Comparables

View All

24 Airedale Gardens
-
£253k
-
12 Airedale Gardens
-
£300k
-
10 Airedale Gardens
-
£225k
-
21 Airedale Gardens
-
£321k
-

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