Garden Cottage, 16 Forge Row, Leeds, LS12 5DN

UPRN:72071525Detached House5 bedsBuilt 1900-1929

FreeholdCouncil Tax: Band EEPC: C (71)

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

Garden Cottage, 16 Forge Row, Leeds, LS12 5DN

HP Score

/ 100

Mixed

Verdict

today

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

Evidence

18 of 21 sources

Sale Estimate

£646,000

£614k - £679kHigh

Estimate

£646k

Range

£614k – £679k

Rent Estimate (pcm)

£3,200

£3k - £3k

Monthly

£3,200

Yield

6.24%

Verdict

Derived from HomePortfolio scores

Garden Cottage earns an INVESTIGATE rating with HP Score 64/100. Investment score 54/100 reflects moderate fundamentals. Crime intensity is moderate. Walkability is limited (44/100). 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 covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

64/ 100

Mixed

Investment Score

54/ 100

Moderate

Crime Score

37/ 100

Elevated

Walkability

44/ 100

Mixed

Transit & Bike

Transit 18Bike 13

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 2 Nov 2026

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

Valuation edge0/15
claims [AVM +4.8% (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 12 Oct 2026
- valuation_snapshotsestimate for 72071525· as of 12 Oct 2026
Rental economics8.8/40
gross yield 6.2%; range width penalty ×0.89
- valuation_snapshotsrent estimate 3200/mo (range 2950-3450)· as of 12 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -373/mo, -12% 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: 2 price cut(s), 107 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
427 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 sensitivity

£461,000£707,000

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£615,000

At the asking price

Monthly rent£3,200/mo

Evidenced range £2,950-£3,450

Interest rate5.4%

Loan to value75%

Cash required: £206,550
Net cash flow: £140/mo
Cash on cash: 0.8%
Score at this price: 23

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.54 - 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 72071525Valuation edge · as of 12 Oct 2026
valuation_snapshotsrent estimate 3200/mo (range 2950-3450)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
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth

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 3200/mo (range 2950-3450)
Seller motivation could not be scored
context, not scored: 2 price cut(s), 107 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.
2 price cut(s) recorded on the listing history.
3. 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.
4. Commission a full structural survey, not a basic condition report.
The score prices market evidence, not the fabric of the building.

Valuation & Market

Sale Estimate£646,000

Rent Estimate (pcm)£3,200

Gross Yield6.24%

1y Growth-

3y Growth+1.2%

5y Growth+4.1%

10y Growth+3.6%

Last Sold Price£298,890 (2010-07-23)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonModerate
MiningLow
LandslideModerate
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0LS12 5DN

Approval Rate

-12mo

Development

low

26/06064/FU
First floor extension to rear
Pending
26/05363/COND
Consent, agreement or approval required by condition 16 (Drainage Assessment) of Planning Application 23/06000/FU
Approved
26/05369/FU
Demolish existing conservatory to rear; construct new single storey side/rear extension with patio area to rear and outbuilding to rear replacing garage
Pending

View Planning Timeline

Ownership

Corporate Ownership66.2%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2010-07-23
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

3 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£31,679

Population Density1,530 /km²

Owner Occupied76%

Age Distribution

0-15 17%16-64 63%65+ 20%

View Area Profile

Schools Nearby

The Farnley Academy
0.5 mi
Outstanding
Core Training and Development limited
0.5 mi
Requires improvement
Lawns Park Primary School
0.6 mi
Good
Cobden Primary School
0.7 mi
Inspected as Cobden Primary School (URN 107963) on 8 Jul 2025

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

View All Schools

Comparables

View All

1 Forge Row
-
£207k
-
8 Forge Row
-
£125k
-
1 Forge Row
-
£186k
-
10 Forge Row
-
£365k
-

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