45 Gamble Lane, Leeds, LS12 5LP

UPRN:72074695Semi-Detached House2 bedsBuilt 1950-1966

FreeholdCouncil Tax: Band AEPC: C (69)

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

HP Score

/ 100

Mixed

Verdict

4 days ago

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

Evidence

18 of 21 sources

Sale Estimate

£188,000

£178k - £197kHigh

Estimate

£188k

Range

£178k – £197k

Rent Estimate (pcm)

£1,000

£950 - £1k

Monthly

£1,000

Yield

6.42%

Verdict

Derived from HomePortfolio scores

45 Gamble Lane earns an INVESTIGATE rating with HP Score 44/100. Investment score 47/100 reflects below-average fundamentals. Crime intensity is elevated. Walkability is limited (33/100). 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 NationsMarket 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

44/ 100

Mixed

Investment Score

47/ 100

Mixed

Crime Score

92/ 100

Elevated

Walkability

33/ 100

Mixed

Transit & Bike

Transit 42Bike 15

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

listing is 'Sold subject to contract' - sale already progressing, not an actionable opportunity

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

Economics

What happens to your money

Your assumptions

Purchase price£187,000

At the asking price

Monthly rent£1,000/mo

Evidenced range £950-£1,100

Interest rate5.4%

Loan to value75%

Cash required: £58,640
Net cash flow: £61/mo
Cash on cash: 1.3%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.58 - clears the usual 1.25 test. These are your assumptions, not evidence: only the pre-filled rent and price come from the record.

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion

Property risk deep-dive →flood, subsidence, crime, environment - the full domain

Plan

Before you offer

1. 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£188,000

Rent Estimate (pcm)£1,000

Gross Yield6.42%

1y Growth+2.8%

3y Growth+1.2%

5y Growth+4.1%

10y Growth+3.6%

Last Sold Price£37,000 (2000-07-25)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonModerate
MiningSignificant
LandslideModerate
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0LS12 5LP

Approval Rate

-12mo

Development

low

26/05436/FU
Retrospective application for siting an InPost Parcel Locker
Pending
26/05606/FU
First floor side extension
Pending
26/04964/DHH
4.00m single storey rear extension, 3.80m to ridge height and 2.80m to eaves
Pending

View Planning Timeline

Ownership

Corporate Ownership66.2%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2000-07-25
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

1 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£31,679

Population Density1,484 /km²

Owner Occupied46%

Age Distribution

0-15 25%16-64 60%65+ 15%

View Area Profile

Schools Nearby

Greenhill Primary School
0.5 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
Ryecroft Academy
0.5 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Park Spring Primary School
0.5 mi
Report card2026
Ofsted no longer awards a single overall grade.
Lawns Park Primary School
0.7 mi
Good

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

View All Schools

Comparables

View All

33 Gamble Lane
-
£210k
-
23 Gamble Lane
-
£245k
-
47 Gamble Lane
-
£188k
-
27 Gamble Lane
-
£190k
-

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