8 Cobden Avenue, Leeds, LS12 5PB

UPRN:72045546-Beds -Built 1900-1929

Tenure: -Council Tax: Band AEPC: D (59)

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

18 of 21 sources

Sale Estimate

£123,000

£98k - £148kLow

Estimate

£123k

Range

£98k – £148k

Rent Estimate (pcm)

-- - --

Verdict

Derived from HomePortfolio scores

8 Cobden Avenue earns an INVESTIGATE rating with HP Score 70/100. Investment score 58/100 reflects moderate fundamentals. Crime intensity is moderate. Walkability is good (77/100). 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 company ownershipHM Land Registry covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

70/ 100

Mixed

Investment Score

58/ 100

Moderate

Crime Score

38/ 100

Elevated

Walkability

77/ 100

High

Transit & Bike

Transit 31Bike 26

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

headline score requires valuation_edge (estimate confidence LOW below scoring floor)
headline score requires rental_economics (no rent estimate available)

What we could establish

Risk & liquidity9.1/15
427 sales/12mo in area; valuation range width 41%
- property_intelligencetransactions_12mo

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

Evidence

Where every number comes from

portal_listingsprice_changes + first_published_dateSeller motivation · as of 2 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth Valuation methodology

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion
Valuation edge could not be scored
estimate confidence LOW below scoring floor
Rental economics could not be scored
no rent estimate available

Plan

Before you offer

1. Fill the valuation edge gap before relying on the score.
estimate confidence LOW below scoring floor
2. Fill the rental economics gap before relying on the score.
no rent estimate available
3. Fill the stress margin gap before relying on the score.
no rent to stress
4. 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£123,000

Rent Estimate (pcm)-

Gross Yield-

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
MiningSignificant
LandslideModerate
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0LS12 5PB

Approval Rate

-12mo

Development

low

26/05808/FU
Single storey rear extension; conversion of detached garage to form habitable room
Pending
26/05639/CLP
Certificate of Proposed Lawful Development for an extension to the gable, dormer window to the rear and rooflight to the front
Pending
26/05742/CLP
Certificate of Proposed Lawful Development for a single storey extension to the side and rear
Pending

View Planning Timeline

Ownership

Corporate Ownership66.2%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease Type-
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 Occupied46%

Age Distribution

0-15 19%16-64 64%65+ 17%

View Area Profile

Schools Nearby

Cobden Primary School
0.1 mi
Inspected as Cobden Primary School (URN 107963) on 8 Jul 2025
Core Training and Development limited
0.4 mi
Requires improvement
Lower Wortley Primary School
0.4 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
The Farnley Academy
0.5 mi
Outstanding

4 of 11 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

5 Cobden Avenue
-
£75k
-
15 Cobden Avenue
-
£110k
-
12 Cobden Avenue
-
£98k
-
10 Cobden Avenue
-
£88k
-

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