45 Main Street, Shadwell, Leeds, LS17 8EU

UPRN:72126344Detached HouseBeds -Built before 1900

Tenure: -Council Tax: Band EEPC: G (2)

Data freshness:Listing· freshPrice Paid· freshPlanning· 1mo agoEPC· freshRisk· 5mo agoConnectivity· 1mo agoSchools· 3mo agoAmenities· 1mo agoArea· Census 2021Council Tax· 4mo ago

45 Main Street, Shadwell, Leeds, LS17 8EU

HP Score

/ 100

Mixed

Verdict

3 days ago

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

Evidence

19 of 21 sources

Sale Estimate

£788,000

£709k - £866kMedium

Estimate

£788k

Range

£709k – £866k

Rent Estimate (pcm)

£3,100

£3k - £3k

Monthly

£3,100

Yield

5.95%

Verdict

Derived from HomePortfolio scores

45 Main Street earns an INVESTIGATE rating with HP Score 72/100. Investment score 60/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (41/100). 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

72/ 100

Mixed

Investment Score

60/ 100

Moderate

Crime Score

11/ 100

Low

Walkability

41/ 100

Mixed

Transit & Bike

Transit 12Bike 31

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceLead to verifyListing checked 2 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: the estimate sits 21% above the ask. It ranks after every home whose inputs are verified.

Valuation edge2.5/15
claims [AVM +20.7% (MEDIUM), sold-comps +29.3%, £/sqft +29.3%] → measured edge +0.50pp 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 72126344· as of 12 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 7 comps, dispersion 9.8%· as of 31 Oct 2026
Rental economics5.9/40
gross yield 6.0%; range width penalty ×0.78; the estimate this rent rides on sits 21% above the ask - check the rent describes the advertised home
- valuation_snapshotsrent estimate 3100/mo (range 2750-3400)· as of 12 Oct 2026· verify before relying on this
- valuation_snapshotssale estimate 21% above the ask on the same snapshot - verify the rent describes this home· as of 12 Oct 2026· verify before relying on this
- listing_factslisting text signals condition works - budget before trusting any yield· as of 2 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -488/mo, -16% 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: 0 price cut(s), 28 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 & 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

£469,000£719,000

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£625,000

At the asking price

Monthly rent£3,100/mo

Evidenced range £2,750-£3,400

Interest rate5.4%

Loan to value75%

Cash required: £210,050
Net cash flow: £37/mo
Cash on cash: 0.2%
Score at this price: 21

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.47 - 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 72126344Valuation edge · as of 12 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 7 comps, dispersion 9.8%Valuation edge · as of 31 Oct 2026
valuation_snapshotsrent estimate 3100/mo (range 2750-3400)Rental economics · as of 12 Oct 2026 · verify before relying on this
valuation_snapshotssale estimate 21% above the ask on the same snapshot - verify the rent describes this homeRental economics · as of 12 Oct 2026 · verify before relying on this
listing_factslisting text signals condition works - budget before trusting any yield

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 3100/mo (range 2750-3400)
Rental economics needs verification before you rely on it
sale estimate 21% above the ask on the same snapshot - verify the rent describes this home

Plan

Before you offer

1. Get two written rental appraisals from local lettings agents.
The market estimate this rent rides on sits far above the asking price, so the rent may describe a different home.
2. 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.
3. 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£788,000

Rent Estimate (pcm)£3,100

Gross Yield5.95%

1y Growth+25.5%

3y Growth+1.9%

5y Growth+2.3%

10y Growth+3.9%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningLow
LandslideModerate
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0LS17 8EU

Approval Rate

-12mo

Development

low

26/06060/COND
Consent agreement or approval of conditions 3 (construction method statement), 4 (hard and soft landscaping), 7 (drainage), 8 (visibility splays) and 9 (refuse collection) of planning application 26/02678/FU
Pending
26/06057/FU
Alterations and extensions to detached dwelling, incorporating: demolition of garage structure and the erection of part single, part two storey extensions, with associated external fenestration alterations & associated external and internal works
Pending
26/04228/FU
Demolition of existing linked garage and raising of roof height to form a two storey fully detached dwelling with alterations including new windows and doors, installation of solar panels, timber detailing panels to front, hard and soft landscaping works to form new path and parking and bike store to rear
Pending

View Planning Timeline

Ownership

Corporate Ownership63.4%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease Type-
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

4 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£31,679

Population Density629 /km²

Owner Occupied89%

Age Distribution

0-15 20%16-64 55%65+ 25%

View Area Profile

Schools Nearby

Shadwell Primary School
0.6 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Wigton Moor Primary School
1.2 mi
Outstanding
The Grammar School At Leeds
1.4 mi
Inspected by ISI
Talbot Primary School
1.5 mi
Inspected as Talbot Primary School (URN 107908) on 28 Mar 2023

5 of 12 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

29 Main Street
-
£490k
-
Spencer House, 39 Main Street
-
£729k
-
47 Main Street
-
£166k
-
5 Main Street
-
£450k
-

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