6 Arncliffe Grange, Harrogate Road, Leeds, LS17 6ST

UPRN:72091432Flat/Maisonette2 bedsBuilt 1967-1975

Tenure: -Council Tax: Band CEPC: D (56)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 4mo agoAmenities· 1mo agoArea· Census 2021

6 Arncliffe Grange, Harrogate Road, Leeds, LS17 6ST

HP Score

/ 100

Strong

Verdict

today

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Strong fundamentals; flood risk not assessed

Evidence

17 of 21 sources

Sale Estimate

£176,000

£158k - £193kMedium

Estimate

£176k

Range

£158k – £193k

Rent Estimate (pcm)

£850

£800 - £900

Monthly

£850

Yield

5.67%

Verdict

Derived from HomePortfolio scores

6 Arncliffe Grange earns an INVESTIGATE rating with HP Score 82/100. Investment score 68/100 reflects moderate fundamentals. Crime intensity is low. Walkability is good (83/100). 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

82/ 100

Strong

Investment Score

68/ 100

Moderate

Crime Score

18/ 100

Moderate

Walkability

83/ 100

High

Transit & Bike

Transit 49Bike 52

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 3 Nov 2026

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

Check before relying on this score: leasehold with no service charge disclosed - the stress test assumes GBP 0. It ranks after every home whose inputs are verified.

Valuation edge0/15
claims [AVM -2.3% (MEDIUM)] → 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 (MEDIUM confidence) · snapshot 12 Oct 2026
- valuation_snapshotsestimate for 72091432· as of 12 Oct 2026
Rental economics5.1/40
gross yield 5.7%; range width penalty ×0.96
- valuation_snapshotsrent estimate 850/mo (range 800-900)· as of 12 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -265/mo, -31% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); fails the stress - earns nothing; leasehold with no service charge disclosed - the stress assumes GBP 0
- underwriting_assumptionscosts not disclosed by the advert· as of 3 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 0 price cut(s), 50 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 3 Nov 2026
Risk & liquidity12.9/15
369 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

£135,000£207,000

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£180,000

At the asking price

Monthly rent£850/mo

Evidenced range £800-£900

Interest rate5.4%

Loan to value75%

Cash required: £56,400
Net cash flow: -£19/mo
Cash on cash: -0.4%
Score at this price: 18

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.40 - 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 72091432Valuation edge · as of 12 Oct 2026
valuation_snapshotsrent estimate 850/mo (range 800-900)Rental economics · as of 12 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 3 Nov 2026 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 3 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 850/mo (range 800-900)
Stress margin needs verification before you rely on it
costs not disclosed by the advert

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. 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£176,000

Rent Estimate (pcm)£850

Gross Yield5.67%

1y Growth-

3y Growth+1.9%

5y Growth+2.3%

10y Growth+3.9%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningModerate
LandslideModerate
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0LS17 6ST

Approval Rate

-12mo

Development

low

26/06146/DHH
6.00m single storey rear extension, 3.70m to ridge height and 3.00m to eaves
Pending
26/05963/CLP
Certificate of Proposed Lawful Development for installation of A/C-Heating system
Pending
26/05751/LI
Retrospective listed building application for replacement front entrance door to existing opening
Pending

View Planning Timeline

Ownership

Corporate Ownership63.4%
Overseas OwnershipNo
Lease Term Remaining136 yrs
CovenantsNone
Lease Type-
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

17 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£31,679

Population Density-

Owner Occupied65%

Age Distribution

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

View Area Profile

Schools Nearby

Moortown Primary School
0.1 mi
Outstanding
Leeds Menorah School
0.3 mi
Good
Primley Wood Primary School
0.4 mi
Good
Immaculate Heart of Mary Catholic Primary School, A Voluntary Academy
0.5 mi
Good

6 of 14 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

14 Arncliffe Grange
-
£185k
-
2 Arncliffe Grange
-
£130k
-
17 Arncliffe Grange
-
£118k
-
5 Arncliffe Grange
-
£177k
-

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