75 Tinshill Mount, Leeds, LS16 7BA

UPRN:72214848Purpose Built Flat2 bedsBuilt 1967-1975

LeaseholdCouncil Tax: Band AEPC: C (76)

Data freshness:Listing· freshPrice Paid· freshPlanning· 1mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 4mo agoAmenities· 2mo agoArea· Census 2021

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

19 of 21 sources

Sale Estimate

£132,000

£119k - £146kMedium

Estimate

£132k

Range

£119k – £146k

Rent Estimate (pcm)

£800

£750 - £800

Monthly

£800

Yield

7.38%

Verdict

Derived from HomePortfolio scores

75 Tinshill Mount earns an INVESTIGATE rating with HP Score 61/100. Investment score 58/100 reflects moderate fundamentals. Crime intensity is moderate. Walkability is limited (46/100). 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 covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

61/ 100

Mixed

Investment Score

58/ 100

Moderate

Crime Score

47/ 100

Elevated

Walkability

46/ 100

Mixed

Transit & Bike

Transit 27Bike 19

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceLead to verifyListing checked 2 Nov 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 edge0/15
claims [AVM +1.5% (MEDIUM)] → 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 (MEDIUM confidence) · snapshot 10 Oct 2026
- valuation_snapshotsestimate for 72214848· as of 10 Oct 2026
Rental economics19.1/40
gross yield 7.4%; range width penalty ×1.00
- valuation_snapshotsrent estimate 800/mo (range 750-800)· as of 10 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -90/mo, -11% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); fails the stress - earns nothing; leasehold with no service charge disclosed - the stress assumes GBP 0
- underwriting_assumptionscosts not disclosed by the advert· as of 2 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 0 price cut(s), 50 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 2 Nov 2026
Risk & liquidity12.8/15
415 sales/12mo in area; valuation range width 20%
- 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

£97,500£149,500

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£130,000

At the asking price

Monthly rent£800/mo

Evidenced range £750-£800

Interest rate5.4%

Loan to value75%

Cash required: £40,400
Net cash flow: £115/mo
Cash on cash: 3.4%
Score at this price: 32

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.82 - 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 72214848Valuation edge · as of 10 Oct 2026
valuation_snapshotsrent estimate 800/mo (range 750-800)Rental economics · as of 10 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 2 Nov 2026 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 2 Nov 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 800/mo (range 750-800)
Stress margin needs verification before you rely on it
costs not disclosed by 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. 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.
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£132,000

Rent Estimate (pcm)£800

Gross Yield7.38%

1y Growth-

3y Growth-0.2%

5y Growth+0.8%

10y Growth+3.5%

Last Sold Price£102,000 (2006-05-25)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonModerate
MiningLow
LandslideModerate
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0LS16 7BA

Approval Rate

-12mo

Development

low

26/06144/TR
Silver Birch - fell the tree to ground level and remove all arisings from site. The tree has developed an acute lean towards the neighbouring propertys as it has grown in search of available light. 2 x Lawson Cypress - Fell both Lawson cypress trees to ground level and remove all arisings from site. They have reached maturity and have outgrown their location, resulting in excessive shading and reducing natural light to the garden. Their continued growth is likely to increase competition with the adjacent beech trees and further diminish the amenity value of the garden.
Pending
26/05761/FU
Demolition of extension and removal of decking to rear and erection of a single storey extension, alterations and enlargement of the second-floor dormer and alterations and extension to the existing garage and home office to rear; single storey front extension; replacement windows to front side and rear
Pending
26/05983/TR
T1 Whitebeam: To remove.
Pending

View Planning Timeline