5 Spring Hill, Leeds, LS16 8EA

UPRN:72190858Semi-Detached House4 bedsBuilt England and Wales: before 1900

FreeholdCouncil Tax: -EPC: D (65)AI-Powered Intelligence

Data freshness:Price Paid· 2mo agoEPC· 3mo agoRisk· 3mo agoCrime· freshConnectivity· 3mo agoSchools· 3mo agoAmenities· 3mo agoArea· Census 2021

Location map - no listing photos available

HP Score

/ 100

Strong

Verdict

today

BUY
Strong fundamentals
INVESTIGATE
Mixed signals - investigate
AVOID
High risk factors

Confidence

High

Sale Estimate

£569,000

£540k - £597kHigh

Estimate

£569k

Range

£540k – £597k

Rent Estimate (pcm)

£2,550

£2k - £3kMedium

Monthly

£2,550

Yield

3.18%

AI Verdict

Derived from HomePortfolio scores

AI summary

5 Spring Hill earns a INVESTIGATE rating with HP Score 73/100. Investment score 62/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (44/100). Flood risk is rated very low. Tenure is freehold. Verdict and headline figures are derived from the live HomePortfolio API; narrative deep-dives below combine real signals with modelled analytics.

Key SourcesEPC RegisterZoopla ListingsHP Property IntelligenceOfcom Connected NationsMobile Coveragevalue historyplanning signalsgaz salesHP Walkability v2ONS Census 2021Police.ukPlanIt / LA PortalsHMLR CovenantsHMLR Price PaidEnvironment Agency RoFRaSDefra Noise MapOSM AmenitiesOfsted / GIAS

HP Score

73/ 100

High

Investment Score

62/ 100

Moderate

Crime Score

14/ 100

Low

Walkability

44/ 100

Mixed

Transit & Bike

Mixed

Real Data

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceListing checked 20 Sept 2026

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

Valuation edge14.5/40
claims [AVM +3.3% (HIGH)] → consensus +3.3% → credited 1.1% after backtest shrinkage; single-source claim - capped pending corroboration
- zoopla_valuationsestimate for 72190858· as of 12 Aug 2026
Rental economics4.8/30
gross yield 5.6%; range width penalty ×0.85
- zoopla_valuationsrent estimate 2550/mo (range 2350-2800)· as of 12 Aug 2026· verify before relying on this
Seller motivation5/20
0 price cut(s), 202 days on market; calibration: cuts mark staleness, credited as negotiation context only
- zoopla_listingsprice_changes + first_published_date· as of 20 Sept 2026
Risk & liquidity9.8/10
402 sales/12mo in area; valuation range width 10%
- property_intelligencetransactions_12mo

4 of 4 components scored. Calibrated against 6,141 realised listing→HMLR-sale outcomes, estimates taken as-of listing month. A large discount from one source alone is capped - independent sources must agree before it counts fully.

Economics

What happens to your money

Price sensitivity

£412,500£632,500

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£550,000

At the asking price

Monthly rent£2,550/mo

Evidenced range £2,350-£2,800

Interest rate5.4%

Loan to value75%

Cash required: £183,800
Net cash flow: -£91/mo
Cash on cash: -0.6%
Score at this price: 34

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.37 - 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

zoopla_valuationsestimate for 72190858Valuation edge · as of 12 Aug 2026
zoopla_valuationsrent estimate 2550/mo (range 2350-2800)Rental economics · as of 12 Aug 2026
zoopla_listingsprice_changes + first_published_dateSeller motivation · as of 20 Sept 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
Rental economics needs verification before you rely on it
rent estimate 2550/mo (range 2350-2800)

Property risk deep-dive →flood, subsidence, crime, environment - the full domain

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 discount as unconfirmed - compare recent sold prices on the street yourself before pricing an offer around it.
Only one independent source currently supports the valuation edge.
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£569,000

Rent Estimate (pcm)£2,550

Gross Yield3.18%

1y Growth-

3y Growth+0.7%

5y Growth+0.6%

10y Growth+3.5%

Last Sold Price£290,000 (2011-05-16)

View Market Details

Risk Overview

Flood RiskVery low
Subsidence1
RadonLow
MiningUnknown
Landslide2
Air QualityUnknown
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

1LS16 8EA

Approval Rate

-12mo

Development

low

26/9/00136/MOD
Demolition of existing rear terrace to form new lower ground level terrace; Conversion of integral garage to form habitable rooms; amendments to fenestration including construction of bay windows, new window to side and alterations to front including doors and windows filled in; recladding and alterations to roof lights to existing side extension - NON MATERIAL AMENDMENT to 24/04932/FU - The changes proposed include the addition of and removal of windows within the main house and extension, design tweaks to doors and windows across the property including a Juliet balcony, a new roofing system and design tweaks to associated external materials and a minor internal layout configuration for ground, first and second floor plans.
Pending
25/02018/COND
Consent, agreement or approval required by condition 7 of Planning Application 24/04932/FU
Approved
24/04932/FU
Demolition of existing rear terrace to form new lower ground level terrace; Conversion of integral garage to form habitable rooms; amendments to fenestration including construction of bay windows, new window to side and alterations to front including doors and windows filled in; recladding and alterations to roof lights to existing side extension
Decided

View Planning Timeline

Ownership

Corporate Ownership69.9%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2011-05-16
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

13 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median Household Income£32,953

Population Density1,137 /km²

Owner Occupied82%

Age Distribution

0-15 17%16-64 57%65+ 26%

View Area Profile

Schools Nearby

Adel Primary School
0.3 mi
Report card2026
Ofsted no longer awards a single overall grade.
Adel St John the Baptist Church of England Primary School
0.3 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
St Paul's Catholic Primary School, a Voluntary Academy
0.6 mi
Report card2026
Ofsted no longer awards a single overall grade.
Alwoodley Primary School
0.7 mi
Good

5 of 14 nearby schools with published figures were oversubscribed in 2025 - demand, not a catchment.

View All Schools

Comparables

View All

6 Spring Hill
-
£975k
-
1 Spring Hill
-
£420k
-
5 Spring Hill
-
£290k
-
1 Spring Hill
-
£113k
-

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