442 Otley Road, Leeds, LS16 8AD

UPRN:72152102Detached House5 bedsBuilt 1930-1949

FreeholdCouncil Tax: Band GEPC: D (61)

Data freshness:Listing· freshPrice Paid· freshPlanning· 2mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 4mo agoAmenities· 1mo agoArea· Census 2021

HP Score

/ 100

Strong

Verdict

2 days ago

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

Evidence

18 of 21 sources

Sale Estimate

£1,039,000

£987k - £1.09MHigh

Estimate

£1.04M

Range

£987k – £1.09M

Rent Estimate (pcm)

£3,950

£4k - £4k

Monthly

£3,950

Yield

3.45%

Verdict

Derived from HomePortfolio scores

442 Otley Road earns an INVESTIGATE rating with HP Score 76/100. Investment score 64/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (62/100). 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

76/ 100

Strong

Investment Score

64/ 100

Moderate

Crime Score

21/ 100

Moderate

Walkability

62/ 100

Moderate

Transit & Bike

Transit 21Bike 22

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 30 Oct 2026

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

Valuation edge-1.6/15
claims [AVM -32.3% (HIGH), sold-comps -56.1%, £/sqft -56.1%] → measured edge -0.33pp of the ask; on later-registered sales an AVM discount carried no edge and a sold-evidence gap at most +0.5pp; asking more than 10% above the estimate (measured -0.33pp)
Market estimate used (HIGH confidence) · snapshot 9 Oct 2026
- valuation_snapshotsestimate for 72152102· as of 9 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 18.8%· as of 21 Oct 2026
Rental economics0/40
gross yield 3.4%; range width penalty ×0.74
- valuation_snapshotsrent estimate 3950/mo (range 3500-4400)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -3,028/mo, -77% 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 30 Oct 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 237 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 30 Oct 2026
Risk & liquidity14.7/15
415 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

£1,031,000£1,581,000

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£1,375,000

At the asking price

Monthly rent£3,950/mo

Evidenced range £3,500-£4,400

Interest rate5.4%

Loan to value75%

Cash required: £495,050
Net cash flow: -£1,906/mo
Cash on cash: -4.6%
Score at this price: 13

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.85 - below 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 72152102Valuation edge · as of 9 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 18.8%Valuation edge · as of 21 Oct 2026
valuation_snapshotsrent estimate 3950/mo (range 3500-4400)Rental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 30 Oct 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 30 Oct 2026

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 3950/mo (range 3500-4400)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 237 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. 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£1,039,000

Rent Estimate (pcm)£3,950

Gross Yield3.45%

1y Growth+16.0%

3y Growth-0.2%

5y Growth+0.8%

10y Growth+3.5%

Last Sold Price£650,000 (2023-11-27)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningLow
LandslideModerate
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

1LS16 8AD

Approval Rate

-12mo

Development

low

26/05904/FU
New front hipped roof to gable
Pending
26/06117/TR
T1 Lime - To remove epicormic growth from ground level up to 5 metres in height of the main trunk only, also remove any major deadwood and investigate crown for any potential defects.
Pending
26/05979/TR
Following visit and advice from Tree officer (in respect of application 26/04815/TR) this application is to reduce overhang by 1.5m of trees T2-T3.
Approved

View Planning Timeline

Ownership

Corporate Ownership70.1%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2023-11-27
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

21 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£31,679

Population Density2,703 /km²

Owner Occupied81%

Age Distribution

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

View Area Profile

Schools Nearby

Ireland Wood Primary School
0.5 mi
Good
Adel St John the Baptist Church of England Primary School
0.5 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Holy Name Catholic Voluntary Academy
0.5 mi
Good
Ralph Thoresby School
0.7 mi
Good

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

View All Schools

Comparables

View All

404 Otley Road
-
£525k
-
442 Otley Road
-
£650k
-
418 Otley Road
-
£555k
-
416 Otley Road
-
£380k
-

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