5 Beaumont Avenue, Leeds, LS8 1BU

UPRN:72016174Semi-Detached House3 bedsBuilt 1900-1929

FreeholdCouncil Tax: Band CEPC: C (71)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 3mo agoAmenities· 1mo agoArea· Census 2021

HP Score

/ 100

Strong

Verdict

2 days ago

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Strong fundamentals; flood risk not assessed

Evidence

17 of 21 sources

Sale Estimate

£661,000

£595k - £727kMedium

Estimate

£661k

Range

£595k – £727k

Rent Estimate (pcm)

£3,450

£3k - £4k

Monthly

£3,450

Yield

6.62%

Verdict

Derived from HomePortfolio scores

5 Beaumont Avenue earns an INVESTIGATE rating with HP Score 85/100. Investment score 71/100 reflects strong fundamentals. Crime intensity is very low. 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 NationsOfcom mobile coverageMarket 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 covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

85/ 100

Strong

Investment Score

71/ 100

High

Crime Score

12/ 100

Low

Walkability

84/ 100

High

Transit & Bike

Transit 16Bike 36

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceLead to verifyListing checked 30 Oct 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: the advert has 5 bedrooms but the valuation snapshot describes 3 - an extension, conversion or HMO the evidence does not reflect, or a different home. It ranks after every home whose inputs are verified.

Valuation edge2.5/15
claims [AVM +5.4% (MEDIUM), sold-comps +14.3%, £/sqft +14.3%] → 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 (MEDIUM confidence) · snapshot 9 Oct 2026
- valuation_snapshotsestimate for 72016174· as of 9 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 8 comps, dispersion 11.2%· as of 24 Oct 2026
Rental economics12.2/40
gross yield 6.6%; range width penalty ×0.94
- valuation_snapshotsrent estimate 3450/mo (range 3200-3650)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -231/mo, -7% 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 30 Oct 2026
Seller motivationNot scored
context, not scored: 1 price cut(s), unknown 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 30 Oct 2026
Risk & liquidity12.8/15
354 sales/12mo in area; valuation range width 20%
- 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

£469,000£719,000

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£625,000

At the asking price

Monthly rent£3,450/mo

Evidenced range £3,200-£3,650

Interest rate5.4%

Loan to value75%

Cash required: £210,050
Net cash flow: £279/mo
Cash on cash: 1.6%
Score at this price: 28

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.64 - 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 72016174Valuation edge · as of 9 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 8 comps, dispersion 11.2%Valuation edge · as of 24 Oct 2026
valuation_snapshotsrent estimate 3450/mo (range 3200-3650)Rental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 30 Oct 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 30 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 3450/mo (range 3200-3650)
Seller motivation could not be scored
context, not scored: 1 price cut(s), unknown 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. Ask the agent why the price was reduced and whether a previous sale fell through.
1 price cut(s) recorded on the listing history.
3. 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.
4. Commission a full structural survey, not a basic condition report.
The score prices market evidence, not the fabric of the building.

Valuation & Market

Sale Estimate£661,000

Rent Estimate (pcm)£3,450

Gross Yield6.62%

1y Growth-

3y Growth+1.5%

5y Growth+2.1%

10y Growth+4.2%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningLow
LandslideModerate
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0LS8 1BU

Approval Rate

-12mo

Development

low

26/05751/LI
Retrospective listed building application for replacement front entrance door to existing opening
Pending
26/06029/CLP
Certificate of Proposed Lawful Development for an extension to the gable and dormer window to the rear
Pending
26/05626/FU
Part two storey and part single storey extension to the side and rear; detached outbuilding to the rear
Pending

View Planning Timeline

Ownership

Corporate Ownership80.8%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

6 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£31,679

Population Density-

Owner Occupied79%

Age Distribution

0-15 18%16-64 64%65+ 18%

View Area Profile

Schools Nearby

Talbot Primary School
0.2 mi
Inspected as Talbot Primary School (URN 107908) on 28 Mar 2023
Allerton Grange School
0.5 mi
Good
Moor Allerton Hall Primary School
0.5 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Leeds Menorah School
0.7 mi
Good

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

View All Schools

Comparables

View All

11 Beaumont Avenue
-
£424k
-
2 Beaumont Avenue
-
£336k
-
9 Beaumont Avenue
-
£440k
-
7 Beaumont Avenue
-
£400k
-

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