44 Brignall Garth, Leeds, LS9 7HB

UPRN:72027407Terrace Property2 bedsBuilt 1950-1966

FreeholdCouncil Tax: Band AEPC: D (67)

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

HP Score

/ 100

Mixed

Verdict

3 days ago

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

Evidence

20 of 21 sources

Sale Estimate

£174,000

£165k - £183kHigh

Estimate

£174k

Range

£165k – £183k

Rent Estimate (pcm)

£1,400

£1k - £1k

Monthly

£1,400

Yield

9.60%

Verdict

Derived from HomePortfolio scores

44 Brignall Garth earns an INVESTIGATE rating with HP Score 67/100. Investment score 66/100 reflects moderate fundamentals. Crime intensity is moderate. Walkability is good (74/100). 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)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

67/ 100

Mixed

Investment Score

66/ 100

Moderate

Crime Score

53/ 100

Elevated

Walkability

74/ 100

High

Transit & Bike

Transit 45Bike 50

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Reduced confidence2 independent sourcesListing checked 28 Oct 2026

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

Valuation edge0/15
claims [AVM -0.6% (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 9 Oct 2026
- valuation_snapshotsestimate for 72027407· as of 9 Oct 2026
Rental economics36.8/40
gross yield 9.6%; range width penalty ×1.00
- valuation_snapshotsrent estimate 1400/mo (range 1350-1450)· as of 9 Oct 2026· verify before relying on this
Stress margin11.5/30
stressed cash flow +161/mo, +11% 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 28 Oct 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 188 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 28 Oct 2026
Risk & liquidity14.6/15
348 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 £162,000

£131,000£201,000

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£175,000

At the asking price

Monthly rent£1,400/mo

Evidenced range £1,350-£1,450

Interest rate5.4%

Loan to value75%

Cash required: £54,800
Net cash flow: £379/mo
Cash on cash: 8.3%
Score at this price: 63

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 2.37 - 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 72027407Valuation edge · as of 9 Oct 2026
valuation_snapshotsrent estimate 1400/mo (range 1350-1450)Rental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 28 Oct 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 28 Oct 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth

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 1400/mo (range 1350-1450)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 188 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. Set your walk-away price before viewing - above £162,000 the deal stops scoring well.
Computed by re-running the score at higher prices.
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£174,000

Rent Estimate (pcm)£1,400

Gross Yield9.60%

1y Growth-

3y Growth+1.2%

5y Growth+3.5%

10y Growth+4.5%

Last Sold Price£26,000 (1997-02-07)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningLow
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0LS9 7HB

Approval Rate

-12mo

Development

low

26/05610/FU
Change of use of existing church to three retail units and one self contained flat
Pending
26/05882/FU
Change of use from dwellinghouse (Use Class C3) to small house in multiple occupation (Use Class C4) for up to four residents.
Pending
26/05611/FU
Replacement of vehicle & pedestrian access gates and reconfiguration including new vehicular egress and dropped kerb
Pending

View Planning Timeline