119 Spencer Place, Leeds, LS7 4DU

UPRN:72190578Mid Terrace House4 bedsBuilt 1900-1929

FreeholdCouncil Tax: Band AEPC: C (70)

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

HP Score

/ 100

Mixed

Verdict

today

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

Evidence

19 of 21 sources

Sale Estimate

£233,000

£186k - £279kLow

Estimate

£233k

Range

£186k – £279k

Rent Estimate (pcm)

£1,050

£1k - £1k

Monthly

£1,050

Yield

5.04%

Verdict

Derived from HomePortfolio scores

119 Spencer Place earns an INVESTIGATE rating with HP Score 71/100. Investment score 58/100 reflects moderate fundamentals. Crime intensity is low. Walkability is good (76/100). 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 Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

71/ 100

Mixed

Investment Score

58/ 100

Moderate

Crime Score

32/ 100

Moderate

Walkability

76/ 100

High

Transit & Bike

Transit 50Bike 34

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

headline score requires valuation_edge (estimate confidence LOW below scoring floor)

What we could establish

Rental economics0.3/40
gross yield 5.0%; range width penalty ×0.91
- valuation_snapshotsrent estimate 1050/mo (range 1000-1150)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -413/mo, -39% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); fails the stress - earns nothing
- underwriting_assumptionscosts not disclosed by the advert· as of 4 Nov 2026
Risk & liquidity9.3/15
213 sales/12mo in area; valuation range width 40%
- property_intelligencetransactions_12mo

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£250,000

At the asking price

Monthly rent£1,050/mo

Evidenced range £1,000-£1,150

Interest rate5.4%

Loan to value75%

Cash required: £78,800
Net cash flow: -£117/mo
Cash on cash: -1.8%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.24 - 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_snapshotsrent estimate 1050/mo (range 1000-1150)Rental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 4 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 4 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth Valuation methodology

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion
Valuation edge could not be scored
estimate confidence LOW below scoring floor
Rental economics needs verification before you rely on it
rent estimate 1050/mo (range 1000-1150)

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. Fill the valuation edge gap before relying on the score.
estimate confidence LOW below scoring floor
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£233,000

Rent Estimate (pcm)£1,050

Gross Yield5.04%

1y Growth-

3y Growth+1.1%

5y Growth+7.8%

10y Growth+4.5%

Last Sold Price£140,500 (2016-11-25)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningLow
LandslideModerate
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0LS7 4DU

Approval Rate

-12mo

Development

low

26/05610/FU
Change of use of existing church to three retail units and one self contained flat
Pending
26/06098/TR
Tree: Sorbus sp. (rowan / whitebeam group) - Proposed works: Selective reduction of the crown on the property side only, to achieve approximately 4 m clearance from the building / boundary. Reduce lateral branches extending towards the property by approximately 4 m (measured from the building face / fence line), leaving a balanced, natural crown outline. Works are limited to the side facing the property; no reduction of the opposite or rear crown is proposed.
Pending
26/06099/TR
Full removal of dead horse chestnut tree
Pending

View Planning Timeline

Ownership

Corporate Ownership62.1%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2016-11-25
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

17 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£31,679

Population Density20,118 /km²

Owner Occupied40%

Age Distribution

0-15 27%16-64 67%65+ 6%

View Area Profile

Schools Nearby

Hillcrest Academy
0.0 mi
Report card2026
Ofsted no longer awards a single overall grade.
Bankside Primary School
0.1 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Holy Rosary and St Anne's Catholic Primary School, a Voluntary Academy
0.4 mi
Good
Dixons Trinity Chapeltown
0.4 mi
Outstanding

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

View All Schools

Comparables

View All

151 Spencer Place
-
£200k
-
117 Spencer Place
-
£235k
-
115 Spencer Place
-
£290k
-
151 Spencer Place
-
£240k
-

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