Flat B, 1 Southfield Terrace, Tong Road, Leeds, LS12 1SN

UPRN:72188720Converted Flat1 bedsBuilt 1900-1929

LeaseholdCouncil Tax: -EPC: C (71)

Data freshness:Listing· freshPrice Paid· freshPlanning· 3mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 1mo agoArea· Census 2021

Flat B, 1 Southfield Terrace, Tong Road, Leeds, LS12 1SN

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

£86,000

£82k - £91kHigh

Estimate

£86k

Range

£82k – £91k

Rent Estimate (pcm)

£450

£400 - £450

Monthly

£450

Yield

4.91%

Verdict

Derived from HomePortfolio scores

Flat B earns an INVESTIGATE rating with HP Score 63/100. Investment score 66/100 reflects moderate fundamentals. Crime intensity is elevated. Walkability is good (84/100). 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

63/ 100

Mixed

Investment Score

66/ 100

Moderate

Crime Score

75/ 100

Elevated

Walkability

84/ 100

High

Transit & Bike

Transit 61Bike 54

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 30 Oct 2026

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

Check before relying on this score: leasehold with no service charge disclosed - the stress test assumes GBP 0. It ranks after every home whose inputs are verified.

Valuation edge-1.6/15
claims [AVM -27.9% (HIGH)] → 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 72188720· as of 9 Oct 2026
Rental economics0/40
gross yield 4.9%; range width penalty ×0.98
- valuation_snapshotsrent estimate 450/mo (range 400-450)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -267/mo, -59% of rent (6.75% on a 75% loan; disclosed service charge and ground rent); fails the stress - earns nothing; leasehold with no service charge disclosed - the stress assumes GBP 0
- listing_factsservice charge / ground rent from the advert· as of 30 Oct 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 0 price cut(s), 359 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 & liquidity14.6/15
427 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

£82,500£126,500

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£110,000

At the asking price

Monthly rent£450/mo

Evidenced range £400-£450

Interest rate5.4%

Loan to value75%

Cash required: £34,300
Net cash flow: -£60/mo
Cash on cash: -2.1%
Score at this price: 13

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.21 - 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 72188720Valuation edge · as of 9 Oct 2026
valuation_snapshotsrent estimate 450/mo (range 400-450)Rental economics · as of 9 Oct 2026 · verify before relying on this
listing_factsservice charge / ground rent from the advertStress margin · as of 30 Oct 2026 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 30 Oct 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth

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 450/mo (range 400-450)
Stress margin needs verification before you rely on it
service charge / ground rent from the advert

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£86,000

Rent Estimate (pcm)£450

Gross Yield4.91%

1y Growth-

3y Growth+1.2%

5y Growth+4.1%

10y Growth+3.6%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonModerate
MiningLow
LandslideModerate
Air QualityLow
NoiseHigh

View Full Risk Report

Planning Activity

Recent Apps

1LS12 1SN

Approval Rate

-12mo

Development

low

26/05773/LI
Listed building application for refurbishment of cells A4, C3, C4, D3, D4 & E3; works include new sanitary fittings, new ventilation with ducting taken through the wall and connected to external security ventilation louvres. Windows in each room to be replaced with new safety enhanced secure cell windows. Upgrading existing wall to meet current moj standards
Pending
26/05895/ADV
Double-sided digital free-standing unit advertisement displays
Pending
26/05639/CLP
Certificate of Proposed Lawful Development for an extension to the gable, dormer window to the rear and rooflight to the front
Pending

View Planning Timeline

Ownership

Corporate Ownership66.2%
Overseas OwnershipNo
Lease Term Remaining999+ yrs
CovenantsNone
Lease TypeLeasehold
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

19 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£31,679

Population Density-

Owner Occupied15%

Age Distribution

0-15 22%16-64 67%65+ 11%

View Area Profile

Schools Nearby

St Bartholomew's CofE Voluntary Controlled Primary School
0.1 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
Five Lanes Primary School
0.2 mi
Good
Holy Family Catholic Primary School
0.4 mi
Report card2026
Ofsted no longer awards a single overall grade.
Christ Church Upper Armley Church of England Primary School
0.5 mi
Good

3 of 12 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

1B Southfield Terrace
-
£84k
-
1B Southfield Terrace
-
£76k
-
1D Southfield Terrace
-
£60k
-
1B Southfield Terrace
-
£38k
-

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