10 Temple View Grove, Leeds, LS9 9LH

UPRN:72207835Terrace Property3 bedsBuilt 1930-1949

FreeholdCouncil Tax: Band AEPC: D (62)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoEPC· 6mo agoRisk· 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

20 of 21 sources

Sale Estimate

£169,000

£161k - £178kHigh

Estimate

£169k

Range

£161k – £178k

Rent Estimate (pcm)

£1,350

£1k - £1k

Monthly

£1,350

Yield

9.53%

Verdict

Derived from HomePortfolio scores

10 Temple View Grove earns an INVESTIGATE rating with HP Score 70/100. Investment score 67/100 reflects moderate fundamentals. Crime intensity is moderate. Walkability is good (80/100). 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

70/ 100

Mixed

Investment Score

67/ 100

Moderate

Crime Score

43/ 100

Elevated

Walkability

80/ 100

High

Transit & Bike

Transit 47Bike 51

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Reduced confidence2 independent sourcesListing checked 3 Nov 2026

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

Valuation edge0/15
claims [AVM -0.6% (HIGH), sold-comps -36.0%, £/sqft -36.5%] → 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 72207835· as of 12 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 21.5%· as of 19 Oct 2026
Rental economics35.4/40
gross yield 9.5%; range width penalty ×0.98
- valuation_snapshotsrent estimate 1350/mo (range 1300-1450)· as of 12 Oct 2026· verify before relying on this
Stress margin10.7/30
stressed cash flow +145/mo, +11% 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 3 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 126 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 & liquidity14.6/15
348 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 70+ up to £153,000

£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£1,350/mo

Evidenced range £1,300-£1,450

Interest rate5.4%

Loan to value75%

Cash required: £53,200
Net cash flow: £361/mo
Cash on cash: 8.1%
Score at this price: 61

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 2.35 - 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 72207835Valuation edge · as of 12 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 21.5%Valuation edge · as of 19 Oct 2026
valuation_snapshotsrent estimate 1350/mo (range 1300-1450)Rental economics · as of 12 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by 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 reduced
fewer independent sources agree, or a component could not be scored
Rental economics needs verification before you rely on it
rent estimate 1350/mo (range 1300-1450)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 126 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. Set your walk-away price before viewing - above £153,000 the deal stops scoring well.
Computed by re-running the score at higher prices.
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£169,000

Rent Estimate (pcm)£1,350

Gross Yield9.53%

1y Growth+10.7%

3y Growth+1.2%

5y Growth+3.5%

10y Growth+4.5%

Last Sold Price£150,000 (2023-04-21)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonModerate
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0LS9 9LH

Approval Rate

-12mo

Development

low

26/06052/FU
Dormer window to the rear and rooflights to the front
Pending
26/05882/FU
Change of use from dwellinghouse (Use Class C3) to small house in multiple occupation (Use Class C4) for up to four residents.
Pending
26/05611/FU
Replacement of vehicle & pedestrian access gates and reconfiguration including new vehicular egress and dropped kerb
Pending

View Planning Timeline