5 Cliffe Park Crescent, Leeds, LS12 4XA

UPRN:72251141Detached HouseBeds -Built 1967-1975

Tenure: -Council Tax: Band CEPC: D (56)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoEPC· 2mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 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

£303,000

£272k - £333kMedium

Estimate

£303k

Range

£272k – £333k

Rent Estimate (pcm)

£1,500

£1k - £2k

Monthly

£1,500

Yield

5.54%

Verdict

Derived from HomePortfolio scores

5 Cliffe Park Crescent earns an INVESTIGATE rating with HP Score 75/100. Investment score 63/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (50/100). 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 company ownershipHM Land Registry covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

75/ 100

Strong

Investment Score

63/ 100

Moderate

Crime Score

11/ 100

Low

Walkability

50/ 100

Moderate

Transit & Bike

Transit 43Bike 16

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

listing is 'Sold subject to contract' - sale already progressing, not an actionable opportunity

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

Economics

What happens to your money

Your assumptions

Purchase price£325,000

At the asking price

Monthly rent£1,500/mo

Evidenced range £1,400-£1,600

Interest rate5.4%

Loan to value75%

Cash required: £105,050
Net cash flow: -£58/mo
Cash on cash: -0.7%
Score at this price: -

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.

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion

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

Plan

Before you offer

1. 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£303,000

Rent Estimate (pcm)£1,500

Gross Yield5.54%

1y Growth+285.4%

3y Growth+1.2%

5y Growth+4.1%

10y Growth+3.6%

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

0LS12 4XA

Approval Rate

-12mo

Development

low

26/06034/FU
Part conversion of existing garage to habitable accommodation and extension to form Annex
Pending
26/05639/CLP
Certificate of Proposed Lawful Development for an extension to the gable, dormer window to the rear and rooflight to the front
Pending
26/05742/CLP
Certificate of Proposed Lawful Development for a single storey extension to the side and rear
Pending

View Planning Timeline

Ownership

Corporate Ownership66.2%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease Type-
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

25 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£31,679

Population Density4,029 /km²

Owner Occupied84%

Age Distribution

0-15 17%16-64 61%65+ 22%

View Area Profile

Schools Nearby

Whingate Primary School
0.3 mi
Good
Dixons Unity Academy
0.4 mi
Good
Lower Wortley Primary School
0.5 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
Cobden Primary School
0.5 mi
Inspected as Cobden Primary School (URN 107963) on 8 Jul 2025

5 of 12 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

17 Cliffe Park Crescent
-
£260k
-
29 Cliffe Park Crescent
-
£241k
-
61 Cliffe Park Crescent
-
£65k
-
69 Cliffe Park Crescent
-
£89k
-

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