4 Beechwood Row, Leeds, LS4 2LY

UPRN:72017934Mid Terrace House3 bedsBuilt 1900-1929

FreeholdCouncil Tax: Band AEPC: C (76)

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

HP Score

/ 100

Mixed

Verdict

2 days ago

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

Evidence

19 of 21 sources

Sale Estimate

£231,000

£219k - £242kHigh

Estimate

£231k

Range

£219k – £242k

Rent Estimate (pcm)

£1,500

£1k - £2k

Monthly

£1,500

Yield

7.83%

Verdict

Derived from HomePortfolio scores

4 Beechwood Row earns an INVESTIGATE rating with HP Score 73/100. Investment score 64/100 reflects moderate fundamentals. Crime intensity is moderate. Walkability is excellent (85/100). 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

73/ 100

Mixed

Investment Score

64/ 100

Moderate

Crime Score

42/ 100

Elevated

Walkability

85/ 100

Excellent

Transit & Bike

Transit 30Bike 55

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Reduced confidence2 independent sourcesListing checked 2 Nov 2026

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

Valuation edge0/15
claims [AVM +0.4% (HIGH), sold-comps -4.5%, £/sqft -4.7%] → 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 72017934· as of 12 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 23.4%· as of 19 Oct 2026
Rental economics22.6/40
gross yield 7.8%; range width penalty ×1.00
- valuation_snapshotsrent estimate 1500/mo (range 1400-1550)· as of 12 Oct 2026· verify before relying on this
Stress margin0.1/30
stressed cash flow +2/mo, +0% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); passes the stress
- underwriting_assumptionscosts not disclosed by the advert· as of 2 Nov 2026
Seller motivationNot scored
context, not scored: 1 price cut(s), 211 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
96 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 sensitivityScores 70+ up to £172,500

£172,500£264,500

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£230,000

At the asking price

Monthly rent£1,500/mo

Evidenced range £1,400-£1,550

Interest rate5.4%

Loan to value75%

Cash required: £72,400
Net cash flow: £262/mo
Cash on cash: 4.3%
Score at this price: 37

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.93 - 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 72017934Valuation edge · as of 12 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 23.4%Valuation edge · as of 19 Oct 2026
valuation_snapshotsrent estimate 1500/mo (range 1400-1550)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

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 1500/mo (range 1400-1550)
Seller motivation could not be scored
context, not scored: 1 price cut(s), 211 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. Set your walk-away price before viewing - above £172,500 the deal stops scoring well.
Computed by re-running the score at higher prices.
4. 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.

Valuation & Market

Sale Estimate£231,000

Rent Estimate (pcm)£1,500

Gross Yield7.83%

1y Growth+10.5%

3y Growth+1.0%

5y Growth+3.4%

10y Growth+4.5%

Last Sold Price£210,000 (2024-10-04)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonModerate
MiningLow
LandslideModerate
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0LS4 2LY

Approval Rate

-12mo

Development

low

26/9/00164/MOD
Addition of windows, roof lights and sun tunnels throughout; additional door to lower ground level; ground works to form light wells and sunken terrace at lower ground level - NON MATERIAL AMENDMENT TO 25/06165/FU - Amendment to condition 2 'approved plans' to make the following minor changes to the approved plans: One further light well and new window on the northern elevation. Creating two juliet balconies on the ground floor and first floor rear rooms on the rear southern elevation. No new door is now required to the south but a new door is instead proposed on the north-eastern elevation. Blocking up two small windows on the western elevation at the ground and first floor. Removal of 2 proposed new velux windows on the roof and creating two new top hung velux windows to the second floor roof of the west elevation above the rear staircase due to building regulation requirements.
Pending
26/05846/FU
Reconfigure four existing flats within the block to create eight self contained residential units
Pending
26/05994/FU
Retrospective application for erection of a raised storage platform/balcony seating area above existing gabion wall
Pending

View Planning Timeline

Ownership

Corporate Ownership74.3%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2024-10-04
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

15 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£31,679

Population Density-

Owner Occupied17%

Age Distribution

0-15 12%16-64 84%65+ 4%

View Area Profile

Schools Nearby

Burley St Matthias Church of England Voluntary Controlled Primary School
0.3 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Spring Bank Primary School
0.4 mi
Inspected as Spring Bank Primary School (URN 107890) on 12 Oct 2021
Brudenell Primary School
0.4 mi
Good
Kirkstall Valley Primary School
0.4 mi
Report card2026
Ofsted no longer awards a single overall grade.

2 of 12 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

4 Beechwood Row
-
£210k
-
6 Beechwood Row
-
£263k
-
2 Beechwood Row
-
£210k
-
5 Beechwood Row
-
£189k
-

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