14 Sandhill Court, Sandhill Lane, Leeds, LS17 6AH

UPRN:72177145Purpose Built Flat2 bedsBuilt 1950-1966

LeaseholdCouncil Tax: Band CEPC: C (78)

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

14 Sandhill Court, Sandhill Lane, Leeds, LS17 6AH

HP Score

/ 100

Strong

Verdict

today

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

Evidence

20 of 21 sources

Sale Estimate

£172,000

£164k - £181kHigh

Estimate

£172k

Range

£164k – £181k

Rent Estimate (pcm)

£850

£750 - £900

Monthly

£850

Yield

6.00%

Verdict

Derived from HomePortfolio scores

14 Sandhill Court earns an INVESTIGATE rating with HP Score 83/100. Investment score 71/100 reflects strong fundamentals. Crime intensity is low. Walkability is good (82/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is leasehold. 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

83/ 100

Strong

Investment Score

71/ 100

High

Crime Score

18/ 100

Moderate

Walkability

82/ 100

High

Transit & Bike

Transit 47Bike 51

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 3 Nov 2026

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

Valuation edge0/15
claims [AVM +1.2% (HIGH), sold-comps -18.1%, £/sqft -18.3%] → 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 (HIGH confidence) · snapshot 12 Oct 2026
- valuation_snapshotsestimate for 72177145· as of 12 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 16.7%· as of 27 Oct 2026
Rental economics6.8/40
gross yield 6.0%; range width penalty ×0.85
- valuation_snapshotsrent estimate 850/mo (range 750-900)· as of 12 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -346/mo, -41% of rent (6.75% on a 75% loan; disclosed service charge and ground rent); fails the stress - earns nothing
- listing_factsservice charge / ground rent from the advert· as of 3 Nov 2026
Seller motivationNot scored
context, not scored: 1 price cut(s), 63 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 & liquidity14.7/15
369 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

£127,500£195,500

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£170,000

At the asking price

Monthly rent£850/mo

Evidenced range £750-£900

Interest rate5.4%

Loan to value75%

Cash required: £53,200
Net cash flow: £15/mo
Cash on cash: 0.3%
Score at this price: 22

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.48 - 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 72177145Valuation edge · as of 12 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 16.7%Valuation edge · as of 27 Oct 2026
valuation_snapshotsrent estimate 850/mo (range 750-900)Rental economics · as of 12 Oct 2026 · verify before relying on this
listing_factsservice charge / ground rent from the advertStress margin · as of 3 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 3 Nov 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 850/mo (range 750-900)
Seller motivation could not be scored
context, not scored: 1 price cut(s), 63 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. Ask the agent why the price was reduced and whether a previous sale fell through.
1 price cut(s) recorded on the listing history.
3. 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.
4. Commission a full structural survey, not a basic condition report.
The score prices market evidence, not the fabric of the building.

Valuation & Market

Sale Estimate£172,000

Rent Estimate (pcm)£850

Gross Yield6.00%

1y Growth-

3y Growth+1.9%

5y Growth+2.3%

10y Growth+3.9%

Last Sold Price£150,000 (2020-02-07)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningModerate
LandslideModerate
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0LS17 6AH

Approval Rate

-12mo

Development

low

26/06146/DHH
6.00m single storey rear extension, 3.70m to ridge height and 3.00m to eaves
Pending
26/05963/CLP
Certificate of Proposed Lawful Development for installation of A/C-Heating system
Pending
26/05751/LI
Retrospective listed building application for replacement front entrance door to existing opening
Pending

View Planning Timeline