52 Rock Lane, Leeds, LS13 1DX

UPRN:72171497End Terrace House2 bedsBuilt 1900-1929

FreeholdCouncil Tax: Band BEPC: E (47)

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

HP Score

/ 100

Mixed

Verdict

today

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

Evidence

18 of 21 sources

Sale Estimate

£213,000

£202k - £223kHigh

Estimate

£213k

Range

£202k – £223k

Rent Estimate (pcm)

£1,250

£1k - £1k

Monthly

£1,250

Yield

7.14%

Verdict

Derived from HomePortfolio scores

52 Rock Lane earns an INVESTIGATE rating with HP Score 72/100. Investment score 61/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (55/100). 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

72/ 100

Mixed

Investment Score

61/ 100

Moderate

Crime Score

21/ 100

Moderate

Walkability

55/ 100

Moderate

Transit & Bike

Transit 50Bike 43

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£210,000

At the asking price

Monthly rent£1,250/mo

Evidenced range £1,150-£1,300

Interest rate5.4%

Loan to value75%

Cash required: £66,000
Net cash flow: £157/mo
Cash on cash: 2.8%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.76 - 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£213,000

Rent Estimate (pcm)£1,250

Gross Yield7.14%

1y Growth-

3y Growth+2.3%

5y Growth+4.1%

10y Growth+4.7%

Last Sold Price£160,000 (2019-07-11)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonModerate
MiningSignificant
LandslideModerate
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

1LS13 1DX

Approval Rate

100%12mo

Development

low

26/05964/CLP
Certificate of Proposed Lawful Development for a single storey side extension.
Approved
26/05637/COND
Consent, agreement or approval required by condition 3 (Materials inc surfacing and boundaries) of Planning Application 25/05605/RM
Approved
26/05485/FU
Demolition of existing extensions and the conversion of existing dwelling into three with alterations including new and replacement windows and doors; erection of two new dwelling; associated hard and soft landscaping and parking
Pending

View Planning Timeline

Ownership

Corporate Ownership68.2%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2019-07-11
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

5 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£31,679

Population Density2,360 /km²

Owner Occupied66%

Age Distribution

0-15 18%16-64 65%65+ 17%

View Area Profile

Schools Nearby

Bramley Park Academy
0.5 mi
Outstanding
Summerfield Primary School
0.5 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Leeds West Academy
0.5 mi
Inspected as Intake High School Arts College (URN 108070) on 30 Apr 2008
Valley View Community Primary School
0.6 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.

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

View All Schools

Comparables

View All

38 Rock Lane
-
£230k
-
11 Rock Lane
-
£247k
-
36 Rock Lane
-
£275k
-
34 Rock Lane
-
£375k
-

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