11 Whitecote Rise, Leeds, LS13 3LD

UPRN:72231979-Beds -Built 1930-1949

Tenure: -Council Tax: Band BEPC: D (67)

Data freshness:Price Paid· freshPlanning· 4mo agoEPC· freshRisk· 5mo agoConnectivity· 1mo agoAmenities· 1mo agoArea· Census 2021

HP Score

/ 100

Strong

Verdict

3 days ago

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

Evidence

17 of 21 sources

Sale Estimate

£258,000

£232k - £284kMedium

Estimate

£258k

Range

£232k – £284k

Rent Estimate (pcm)

-- - --

Verdict

Derived from HomePortfolio scores

11 Whitecote Rise earns an INVESTIGATE rating with HP Score 75/100. Investment score 61/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (55/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. 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)Defra 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 Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

75/ 100

Strong

Investment Score

61/ 100

Moderate

Crime Score

13/ 100

Low

Walkability

55/ 100

Moderate

Transit & Bike

Transit 56Bike 41

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

headline score requires rental_economics (no rent estimate available)

What we could establish

Valuation edge0/15
claims [AVM -4.6% (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 72231979· as of 10 Oct 2026
Risk & liquidity12.8/15
379 sales/12mo in area; valuation range width 20%
- property_intelligencetransactions_12mo

Withholding a score is deliberate. A number built on missing or stale inputs would look more certain than the evidence allows.

Evidence

Where every number comes from

valuation_snapshotsestimate for 72231979Valuation edge · as of 10 Oct 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
Rental economics could not be scored
no rent estimate available
Stress margin could not be scored
no rent to stress

Plan

Before you offer

1. Fill the rental economics gap before relying on the score.
no rent estimate available
2. Fill the stress margin gap before relying on the score.
no rent to stress
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£258,000

Rent Estimate (pcm)-

Gross Yield-

1y Growth+20.5%

3y Growth+2.3%

5y Growth+4.1%

10y Growth+4.7%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonModerate
MiningSignificant
LandslideModerate
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0LS13 3LD

Approval Rate

-12mo

Development

low

26/05964/CLP
Certificate of Proposed Lawful Development for a single storey side extension.
Pending
26/05485/FU
Demolition of existing extensions and the conversion of existing dwelling into three with alterations including new and replacement windows and doors; erection of two new dwelling; associated hard and soft landscaping and parking
Pending
26/05554/FU
Single storey side extension
Pending

View Planning Timeline

Ownership

Corporate Ownership68.2%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease Type-
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

9 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£31,679

Population Density4,426 /km²

Owner Occupied80%

Age Distribution

0-15 13%16-64 66%65+ 21%

View Area Profile

Schools Nearby

Bramley Park Academy
0.4 mi
Outstanding
Summerfield Primary School
0.5 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Leeds West Academy
0.6 mi
-
Whitecote Primary School
0.6 mi
GoodConcerns

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

View All Schools

Comparables

View All

27 Whitecote Rise
-
£250k
-
24 Whitecote Rise
-
£250k
-
35 Whitecote Rise
-
£208k
-
14 Whitecote Rise
-
£238k
-

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