5 Armley Grange Rise, Leeds, LS12 3QD

UPRN:72005904Bungalow Property2 bedsBuilt 1930-1949

FreeholdCouncil Tax: Band CEPC: D (65)

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

HP Score

/ 100

Mixed

Verdict

today

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

Evidence

18 of 21 sources

Sale Estimate

£281,000

£267k - £296kHigh

Estimate

£281k

Range

£267k – £296k

Rent Estimate (pcm)

£1,400

£1k - £2k

Monthly

£1,400

Yield

5.89%

Verdict

Derived from HomePortfolio scores

5 Armley Grange Rise earns an INVESTIGATE rating with HP Score 74/100. Investment score 64/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (60/100). 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 NationsMarket 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

74/ 100

Mixed

Investment Score

64/ 100

Moderate

Crime Score

24/ 100

Moderate

Walkability

60/ 100

Moderate

Transit & Bike

Transit 47Bike 44

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 2 Nov 2026

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

Valuation edge0/15
claims [AVM -1.4% (HIGH)] → 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 12 Oct 2026
- valuation_snapshotsestimate for 72005904· as of 12 Oct 2026
Rental economics6.5/40
gross yield 5.9%; range width penalty ×0.91
- valuation_snapshotsrent estimate 1400/mo (range 1300-1500)· as of 12 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -303/mo, -22% 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 2 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 36 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 2 Nov 2026
Risk & liquidity14.6/15
427 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

£214,000£328,000

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£285,000

At the asking price

Monthly rent£1,400/mo

Evidenced range £1,300-£1,500

Interest rate5.4%

Loan to value75%

Cash required: £91,050
Net cash flow: £7/mo
Cash on cash: 0.1%
Score at this price: 21

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.46 - 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 72005904Valuation edge · as of 12 Oct 2026
valuation_snapshotsrent estimate 1400/mo (range 1300-1500)Rental economics · as of 12 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 2 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 2 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth

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 1400/mo (range 1300-1500)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 36 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£281,000

Rent Estimate (pcm)£1,400

Gross Yield5.89%

1y Growth-

3y Growth+1.2%

5y Growth+4.1%

10y Growth+3.6%

Last Sold Price£255,000 (2021-08-20)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonModerate
MiningSignificant
LandslideModerate
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0LS12 3QD

Approval Rate

-12mo

Development

low

26/06196/TR
T1 - Sycamore: To remove the sycamore with bracket fungus on the eastern boundary to ground level. T2 - Poplar: To remove to head height the partially failed/hung up poplar on the southern boundary.
Pending
26/06034/FU
Part conversion of existing garage to habitable accommodation and extension to form Annex
Pending
26/06051/TR
T1, T8 & T9 Beech: Fell all three beech trees to as near as ground level as possible in accordance with the recommendations of the Arboricultural Report dated 6th August 2026. The trees are in reduced physiological condition and fair to poor structural condition, with evidence of decay, fungal activity, sparse foliage and deadwood throughout the crowns. T1 - Beech. 15m. Target description - Green Hill Road. Fell to ground level. T8 - Beech. 19m. Target description - Green Hill Road. Fell to ground level. T8 - Beech. 19m. Target description - Green Hill Road. Fell to ground level.
Pending

View Planning Timeline