9 Florence Place, Leeds, LS9 7AY

UPRN:72071388Mid Terrace House2 bedsBuilt 1900-1929

FreeholdCouncil Tax: Band AEPC: D (63)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoEPC· 3mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 4mo agoAmenities· 2mo agoArea· Census 2021

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

19 of 21 sources

Sale Estimate

£120,000

£114k - £126kHigh

Estimate

£120k

Range

£114k – £126k

Rent Estimate (pcm)

£950

£950 - £1k

Monthly

£950

Yield

9.50%

Verdict

Derived from HomePortfolio scores

9 Florence Place earns an INVESTIGATE rating with HP Score 67/100. Investment score 63/100 reflects moderate fundamentals. Crime intensity is moderate. Walkability is good (82/100). 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 Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

67/ 100

Mixed

Investment Score

63/ 100

Moderate

Crime Score

60/ 100

Elevated

Walkability

82/ 100

High

Transit & Bike

Transit 50Bike 35

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Reduced confidence2 independent sourcesListing checked 4 Nov 2026

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

Valuation edge0/15
claims [AVM +0.0% (HIGH), sold-comps -6.2%, £/sqft -6.0%] → 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 72071388· as of 9 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 23.2%· as of 1 Nov 2026
Rental economics36/40
gross yield 9.5%; range width penalty ×1.00
- valuation_snapshotsrent estimate 950/mo (range 950-1000)· as of 9 Oct 2026· verify before relying on this
Stress margin6.5/30
stressed cash flow +62/mo, +7% 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 4 Nov 2026
Seller motivationNot scored
context, not scored: 1 price cut(s), 150 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 4 Nov 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 £99,000

£90,000£138,000

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£120,000

At the asking price

Monthly rent£950/mo

Evidenced range £950-£1,000

Interest rate5.4%

Loan to value75%

Cash required: £37,300
Net cash flow: £253/mo
Cash on cash: 8.1%
Score at this price: 57

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 2.35 - 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 72071388Valuation edge · as of 9 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 23.2%Valuation edge · as of 1 Nov 2026
valuation_snapshotsrent estimate 950/mo (range 950-1000)Rental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 4 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 4 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 950/mo (range 950-1000)
Seller motivation could not be scored
context, not scored: 1 price cut(s), 150 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 £99,000 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£120,000

Rent Estimate (pcm)£950

Gross Yield9.50%

1y Growth-

3y Growth+1.2%

5y Growth+3.5%

10y Growth+4.5%

Last Sold Price£61,000 (2010-01-12)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningLow
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0LS9 7AY

Approval Rate

-12mo

Development

low

26/06045/CLP
Certificate of Proposed Lawful Development for a single storey rear extension; new window and door to side elevation
Pending
26/05610/FU
Change of use of existing church to three retail units and one self contained flat
Pending
26/05995/CLE
Certificate of Existing Lawful Development for Use of basement as a flat
Pending

View Planning Timeline