Wychwood, Church View, Church Lane, Adel, Leeds, LS16 8DG

UPRN:72043245Detached House3 bedsBuilt 1996-2002

Tenure: -Council Tax: -EPC: D (68)

Data freshness:Planning· 4mo agoOwnership· 1mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 4mo agoAmenities· 2mo agoArea· Census 2021

Wychwood, Church View, Church Lane, Adel, Leeds, LS16 8DG

HP Score

/ 100

Mixed

Verdict

4 days ago

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

Evidence

17 of 21 sources

Sale Estimate

£652,000

£587k - £717kMedium

Estimate

£652k

Range

£587k – £717k

Rent Estimate (pcm)

£2,500

£2k - £3k

Monthly

£2,500

Yield

5.01%

Verdict

Derived from HomePortfolio scores

Wychwood earns an INVESTIGATE rating with HP Score 68/100. Investment score 58/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (37/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. 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

68/ 100

Mixed

Investment Score

58/ 100

Moderate

Crime Score

23/ 100

Moderate

Walkability

37/ 100

Mixed

Transit & Bike

Transit 14Bike 16

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceListing checked 2 Nov 2026

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

Valuation edge2.5/15
claims [AVM +8.1% (MEDIUM), sold-comps +13.4%, £/sqft +13.5%] → 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 12 Oct 2026
- valuation_snapshotsestimate for 72043245· as of 12 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 7%· as of 29 Oct 2026
Rental economics0.1/40
gross yield 5.0%; range width penalty ×0.80
- valuation_snapshotsrent estimate 2500/mo (range 2250-2750)· as of 12 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -820/mo, -33% 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), 33 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 & liquidity12.9/15
415 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

£449,000£689,000

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£599,000

At the asking price

Monthly rent£2,500/mo

Evidenced range £2,250-£2,750

Interest rate5.4%

Loan to value75%

Cash required: £200,950
Net cash flow: -£291/mo
Cash on cash: -1.7%
Score at this price: 16

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.24 - below 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 72043245Valuation edge · as of 12 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 7%Valuation edge · as of 29 Oct 2026
valuation_snapshotsrent estimate 2500/mo (range 2250-2750)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 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 2500/mo (range 2250-2750)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 33 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. 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.
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£652,000

Rent Estimate (pcm)£2,500

Gross Yield5.01%

1y Growth-

3y Growth-0.2%

5y Growth+0.8%

10y Growth+3.5%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningLow
LandslideModerate
Air QualityLow
NoiseBelow 40 dB

View Full Risk Report

Planning Activity

Recent Apps

0LS16 8DG

Approval Rate

-12mo

Development

low

26/06165/COND
Consent, agreement or approval required by condition 6 (Spill louvre details) of previous approval 24/05337/FU
Pending
26/06224/TR
T1 Oak: Reduce by approximately 2m in height and 1.5m Lateral growth (to previous reduction points) T2 Birch: Reduce by approximately 3m in height and 1.5m lateral growth, cut back to clear the dwelling by approximately 2m.
Pending
26/05904/FU
New front hipped roof to gable
Pending

View Planning Timeline

Ownership

Corporate Ownership70.1%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease Type-
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

19 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£31,679

Population Density1,916 /km²

Owner Occupied82%

Age Distribution

0-15 17%16-64 56%65+ 27%

View Area Profile

Schools Nearby

Adel St John the Baptist Church of England Primary School
0.4 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Adel Primary School
0.7 mi
Report card2026
Ofsted no longer awards a single overall grade.
Ireland Wood Primary School
0.7 mi
Good
Ralph Thoresby School
0.8 mi
Good

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

View All Schools

Comparables

View All

Cae Glas Church View
-
£595k
-
Cae Glas Church View
-
£580k
-
Church View House Church View
-
£325k
-

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