35 Raylands Lane, Leeds, LS10 4AP

UPRN:72165786Detached House3 bedsBuilt 1996-2002

FreeholdCouncil Tax: Band CEPC: D (67)

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

HP Score

/ 100

Mixed

Verdict

yesterday

Verdict: AVOID, on a scale of Buy, Investigate, Avoid.
Significant risk factors

Evidence

20 of 21 sources

Sale Estimate

£264,000

£250k - £277kHigh

Estimate

£264k

Range

£250k – £277k

Rent Estimate (pcm)

£1,250

£1k - £1k

Monthly

£1,250

Yield

5.66%

Verdict

Derived from HomePortfolio scores

35 Raylands Lane earns an AVOID rating with HP Score 72/100. Investment score 68/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (51/100). 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 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

68/ 100

Moderate

Crime Score

23/ 100

Moderate

Walkability

51/ 100

Moderate

Transit & Bike

Transit 26Bike 23

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£265,000

At the asking price

Monthly rent£1,250/mo

Evidenced range £1,150-£1,300

Interest rate5.4%

Loan to value75%

Cash required: £84,050
Net cash flow: -£29/mo
Cash on cash: -0.4%
Score at this price: -

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.

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£264,000

Rent Estimate (pcm)£1,250

Gross Yield5.66%

1y Growth+1.1%

3y Growth+3.4%

5y Growth+3.1%

10y Growth+4.5%

Last Sold Price£78,950 (2001-10-22)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonModerate
MiningUnknown
LandslideModerate
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0LS10 4AP

Approval Rate

-12mo

Development

low

26/05853/FU
Demolition of attached garage to side and canopy to front and erection of two storey and single storey side extension; single storey front extension
Pending
26/05403/FU
Variation of Condition 2 (Plans to be approved) to previously approved Planning Application 25/01301/FU (single storey rear extension) for a window to be installed in proposed extension
Pending
26/05400/COND
Consent, agreement or approval required by condition 45 (Concrete Slab) to Planning Application 25/06099/FU
Rejected

View Planning Timeline

Ownership

Corporate Ownership47.2%
Overseas OwnershipNo
Lease Term Remaining9 yrs
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2001-10-22
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

12 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£31,679

Population Density-

Owner Occupied57%

Age Distribution

0-15 22%16-64 61%65+ 17%

View Area Profile

Schools Nearby

Clapgate Primary School
0.1 mi
Good
Broomfield South SILC
0.2 mi
Good
Sharp Lane Primary School
0.4 mi
Good
Springwell Leeds Academy
0.6 mi
Inspected as Elmete Wood - BESD SILC (Behaviour, Emotional, Social Difficulties Specialist Learning Centre) (URN 108129) on 23 Feb 2016

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

View All Schools

Comparables

View All

14 Raylands Lane
-
£170k
-
36 Raylands Lane
-
£182k
-
27 Raylands Lane
-
£170k
-
2 Raylands 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