663 Roundhay Road, Leeds, LS8 4BA

UPRN:72175192Semi-Detached House4 bedsBuilt before 1900

FreeholdCouncil Tax: Band BEPC: D (67)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 3mo 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

19 of 21 sources

Sale Estimate

£736,000

£662k - £810kMedium

Estimate

£736k

Range

£662k – £810k

Rent Estimate (pcm)

£3,800

£4k - £4k

Monthly

£3,800

Yield

7.24%

Verdict

Derived from HomePortfolio scores

663 Roundhay Road earns an INVESTIGATE rating with HP Score 76/100. Investment score 64/100 reflects moderate fundamentals. Crime intensity is low. Walkability is good (78/100). 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

76/ 100

Strong

Investment Score

64/ 100

Moderate

Crime Score

27/ 100

Moderate

Walkability

78/ 100

High

Transit & Bike

Transit 32Bike 26

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Reduced confidence2 independent sourcesListing checked 3 Nov 2026

Fewer independent sources agree, or a component could not be scored.

Valuation edge0/15
claims [AVM +14.4% (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 72175192· as of 12 Oct 2026
Rental economics16.3/40
gross yield 7.2%; range width penalty ×0.91
- valuation_snapshotsrent estimate 3800/mo (range 3550-4100)· as of 12 Oct 2026· verify before relying on this
Stress margin0.1/30
stressed cash flow +5/mo, +0% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); passes the stress
- underwriting_assumptionscosts not disclosed by the advert· as of 3 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 57 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 & liquidity12.8/15
354 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

£472,500£724,500

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£630,000

At the asking price

Monthly rent£3,800/mo

Evidenced range £3,550-£4,100

Interest rate5.4%

Loan to value75%

Cash required: £211,800
Net cash flow: £505/mo
Cash on cash: 2.9%
Score at this price: 29

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.79 - 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 72175192Valuation edge · as of 12 Oct 2026
valuation_snapshotsrent estimate 3800/mo (range 3550-4100)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
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 reduced
fewer independent sources agree, or a component could not be scored
Rental economics needs verification before you rely on it
rent estimate 3800/mo (range 3550-4100)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 57 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. 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£736,000

Rent Estimate (pcm)£3,800

Gross Yield7.24%

1y Growth-

3y Growth+1.5%

5y Growth+2.1%

10y Growth+4.2%

Last Sold Price£530,000 (2021-03-04)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningLow
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0LS8 4BA

Approval Rate

-12mo

Development

low

26/06114/TR
To undertake the works as prescribed within the attached Tree Survey (2755 - Active Tree Risk Assessment - Belgravia Gardens). It has been assumed that none of the trees identified for removal are subject to the Tree Preservation Order. As such, no replacement planting has been specified as part of this application.
Pending
26/05632/CLP
Certificate of Proposed Lawful Development for an extension to the gable, dormer window to the rear and rooflights to the front; porch to the front
Pending
26/06109/TR
To undertake the works as prescribed within the attached Tree Survey (2755 Active Tree Risk Assessment - Land at Wetherby Road). It has been assumed that none of the trees identified for removal are subject to the various Tree Preservation Orders. As such, no replacement planting has been specified as part of this application.
Pending

View Planning Timeline

Ownership

Corporate Ownership80.8%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2021-03-04
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

3 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£31,679

Population Density3,938 /km²

Owner Occupied71%

Age Distribution

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

View Area Profile

Schools Nearby

Kerr Mackie Primary School
0.3 mi
Good
Roundhay School
0.3 mi
Outstanding
Roundhay St John's Church of England Primary School
0.5 mi
-
John Jamieson School
0.6 mi
Report card2026
Ofsted no longer awards a single overall grade.

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

View All Schools

Comparables

View All

633A Roundhay Road
-
£215k
-
659A Roundhay Road
-
£20k
-
663 Roundhay Road
-
£530k
-
665 Roundhay Road
-
£317k
-

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