35 Spring Bank Crescent, Leeds, LS6 1AB

UPRN:72190810Semi-Detached House5 bedsBuilt 1930-1949

FreeholdCouncil Tax: Band CEPC: D (58)

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

HP Score

/ 100

Strong

Verdict

today

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

Evidence

19 of 21 sources

Sale Estimate

£388,000

£368k - £407kHigh

Estimate

£388k

Range

£368k – £407k

Rent Estimate (pcm)

£2,650

£3k - £3k

Monthly

£2,650

Yield

9.09%

Verdict

Derived from HomePortfolio scores

35 Spring Bank Crescent earns an INVESTIGATE rating with HP Score 84/100. Investment score 74/100 reflects strong fundamentals. Crime intensity is low. Walkability is excellent (87/100). 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

84/ 100

Strong

Investment Score

74/ 100

High

Crime Score

17/ 100

Moderate

Walkability

87/ 100

Excellent

Transit & Bike

Transit 38Bike 57

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Reduced confidence2 independent sourcesListing checked 4 Nov 2026

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

Valuation edge0/15
claims [AVM +9.8% (HIGH), sold-comps -15.1%, £/sqft -15.0%] → 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 72190810· as of 12 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 17.2%· as of 1 Nov 2026
Rental economics31.8/40
gross yield 9.1%; range width penalty ×0.97
- valuation_snapshotsrent estimate 2650/mo (range 2500-2800)· as of 12 Oct 2026· verify before relying on this
- listing_factslisting text signals condition works - budget before trusting any yield· as of 4 Nov 2026· verify before relying on this
Stress margin12.9/30
stressed cash flow +341/mo, +13% 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 4 Nov 2026
Seller motivationNot scored
context, not scored: 1 price cut(s), 131 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 4 Nov 2026
Risk & liquidity14.6/15
302 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 sensitivityScores 80+ up to £262,500

£262,500£402,500

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£350,000

At the asking price

Monthly rent£2,650/mo

Evidenced range £2,500-£2,800

Interest rate5.4%

Loan to value75%

Cash required: £113,800
Net cash flow: £653/mo
Cash on cash: 6.9%
Score at this price: 59

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 2.24 - 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 72190810Valuation edge · as of 12 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 17.2%Valuation edge · as of 1 Nov 2026
valuation_snapshotsrent estimate 2650/mo (range 2500-2800)Rental economics · as of 12 Oct 2026 · verify before relying on this
listing_factslisting text signals condition works - budget before trusting any yieldRental economics · as of 4 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 4 Nov 2026

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 2650/mo (range 2500-2800)
Rental economics needs verification before you rely on it
listing text signals condition works - budget before trusting any yield

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. Set your walk-away price before viewing - above £262,500 the deal stops scoring well.
Computed by re-running the score at higher prices.
4. 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.

Valuation & Market

Sale Estimate£388,000

Rent Estimate (pcm)£2,650

Gross Yield9.09%

1y Growth+5.6%

3y Growth+3.9%

5y Growth+2.5%

10y Growth+4.7%

Last Sold Price£295,000 (2006-10-12)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonModerate
MiningLow
LandslideModerate
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0LS6 1AB

Approval Rate

-12mo

Development

low

26/06145/TR
T1 Pine - remove.
Pending
26/05846/FU
Reconfigure four existing flats within the block to create eight self contained residential units
Pending
26/9/00164/MOD
Addition of windows, roof lights and sun tunnels throughout; additional door to lower ground level; ground works to form light wells and sunken terrace at lower ground level - NON MATERIAL AMENDMENT TO 25/06165/FU - Amendment to condition 2 'approved plans' to make the following minor changes to the approved plans: One further light well and new window on the northern elevation. Creating two juliet balconies on the ground floor and first floor rear rooms on the rear southern elevation. No new door is now required to the south but a new door is instead proposed on the north-eastern elevation. Blocking up two small windows on the western elevation at the ground and first floor. Removal of 2 proposed new velux windows on the roof and creating two new top hung velux windows to the second floor roof of the west elevation above the rear staircase due to building regulation requirements.
Pending

View Planning Timeline

Ownership

Corporate Ownership83.6%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2006-10-12
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

18 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£31,679

Population Density-

Owner Occupied23%

Age Distribution

0-15 9%16-64 81%65+ 10%

View Area Profile

Schools Nearby

Spring Bank Primary School
0.1 mi
Inspected as Spring Bank Primary School (URN 107890) on 12 Oct 2021
Brudenell Primary School
0.3 mi
Good
Shire Oak VC Primary School
0.4 mi
Good
Ormston 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

38 Springbank Crescent
-
£350k
-
16 Springbank Crescent
-
£290k
-
23 Springbank Crescent
-
£325k
-
11 Springbank Crescent
-
£320k
-

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