26 Aviary View, Leeds, LS12 2NY

UPRN:72011106Terrace Property1 bedsBuilt 1900-1929

FreeholdCouncil Tax: Band AEPC: C (70)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoEPC· 2mo agoRisk· 5mo agoConnectivity· 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

17 of 21 sources

Sale Estimate

£113,000

£107k - £118kHigh

Estimate

£113k

Range

£107k – £118k

Rent Estimate (pcm)

£650

£600 - £700

Monthly

£650

Yield

6.78%

Verdict

Derived from HomePortfolio scores

26 Aviary View earns an INVESTIGATE rating with HP Score 57/100. Investment score 63/100 reflects moderate fundamentals. Crime intensity is elevated. Walkability is good (84/100). 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)Defra 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

57/ 100

Mixed

Investment Score

63/ 100

Moderate

100

Crime Score

100/ 100

Elevated

Walkability

84/ 100

High

Transit & Bike

Transit 32Bike 58

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

listing is 'Under offer' - sale already progressing, not an actionable opportunity

Withholding a score is deliberate. A number built on missing or stale inputs would look more certain than the evidence allows.

Economics

What happens to your money

Your assumptions

Purchase price£114,995

At the asking price

Monthly rent£650/mo

Evidenced range £600-£700

Interest rate5.4%

Loan to value75%

Cash required: £35,799
Net cash flow: £62/mo
Cash on cash: 2.1%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.67 - clears the usual 1.25 test. These are your assumptions, not evidence: only the pre-filled rent and price come from the record.

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion

Property risk deep-dive →flood, subsidence, crime, environment - the full domain

Plan

Before you offer

1. 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£113,000

Rent Estimate (pcm)£650

Gross Yield6.78%

1y Growth-

3y Growth+1.2%

5y Growth+4.1%

10y Growth+3.6%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonModerate
MiningLow
LandslideModerate
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0LS12 2NY

Approval Rate

-12mo

Development

low

26/05683/ADV
Two non-illuminated fascia signs
Pending
26/05994/FU
Retrospective application for erection of a raised storage platform/balcony seating area above existing gabion wall
Pending
26/05773/LI
Listed building application for refurbishment of cells A4, C3, C4, D3, D4 & E3; works include new sanitary fittings, new ventilation with ducting taken through the wall and connected to external security ventilation louvres. Windows in each room to be replaced with new safety enhanced secure cell windows. Upgrading existing wall to meet current moj standards
Pending

View Planning Timeline

Ownership

Corporate Ownership66.2%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

16 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£31,679

Population Density3,021 /km²

Owner Occupied24%

Age Distribution

0-15 21%16-64 75%65+ 4%

View Area Profile

Schools Nearby

Armley Park Primary School
0.1 mi
Good
Christ Church Upper Armley Church of England Primary School
0.4 mi
Good
Holy Family Catholic Primary School
0.5 mi
Report card2026
Ofsted no longer awards a single overall grade.
Kirkstall Valley Primary School
0.5 mi
Report card2026
Ofsted no longer awards a single overall grade.

3 of 14 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

17 Aviary View
-
£150k
-
19 Aviary View
-
£90k
-
28 Aviary View
-
£112k
-
8 Aviary View
-
£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