Greencroft Cottage, The Green, Guiseley, Leeds, LS20 9BB

UPRN:72292759Detached House3 bedsBuilt before 1900

FreeholdCouncil Tax: Band DEPC: E (54)

Data freshness:Price Paid· freshPlanning· 4mo agoEPC· 2mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 3mo agoAmenities· 1mo agoArea· Census 2021Council Tax· 4mo ago

Greencroft Cottage, The Green, Guiseley, Leeds, LS20 9BB

HP Score

/ 100

Strong

Verdict

today

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

Evidence

20 of 21 sources

Sale Estimate

£500,000

£450k - £550kMedium

Estimate

£500k

Range

£450k – £550k

Rent Estimate (pcm)

£1,900

£2k - £2k

Monthly

£1,900

Yield

3.83%

Verdict

Derived from HomePortfolio scores

Greencroft Cottage earns an INVESTIGATE rating with HP Score 75/100. Investment score 70/100 reflects strong fundamentals. Crime intensity is moderate. Walkability is good (76/100). 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

75/ 100

Strong

Investment Score

70/ 100

High

Crime Score

37/ 100

Elevated

Walkability

76/ 100

High

Transit & Bike

Transit 53Bike 49

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 30 Oct 2026

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

Valuation edge-0.6/15
claims [AVM -19.0% (MEDIUM)] → measured edge -0.12pp of the ask; on later-registered sales an AVM discount carried no edge and a sold-evidence gap at most +0.5pp; asking more than 10% above the estimate (measured -0.33pp)
Market estimate used (MEDIUM confidence) · snapshot 9 Oct 2026
- valuation_snapshotsestimate for 72292759· as of 9 Oct 2026
Rental economics0/40
gross yield 3.8%; range width penalty ×0.78
- valuation_snapshotsrent estimate 1900/mo (range 1700-2100)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,244/mo, -65% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); fails the stress - earns nothing
- underwriting_assumptionscosts not disclosed by the advert· as of 30 Oct 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 82 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 30 Oct 2026
Risk & liquidity12.8/15
149 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

£446,000£684,000

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£595,000

At the asking price

Monthly rent£1,900/mo

Evidenced range £1,700-£2,100

Interest rate5.4%

Loan to value75%

Cash required: £199,550
Net cash flow: -£693/mo
Cash on cash: -4.2%
Score at this price: 12

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.95 - below 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 72292759Valuation edge · as of 9 Oct 2026
valuation_snapshotsrent estimate 1900/mo (range 1700-2100)Rental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 30 Oct 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 30 Oct 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 1900/mo (range 1700-2100)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 82 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. 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£500,000

Rent Estimate (pcm)£1,900

Gross Yield3.83%

1y Growth-

3y Growth+4.5%

5y Growth+0.1%

10y Growth+2.7%

Last Sold Price£265,000 (2015-01-26)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonModerate
MiningLow
LandslideSignificant
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0LS20 9BB

Approval Rate

-12mo

Development

low

26/06090/DHH
4.00m single storey rear extension, 3.80m to ridge height and 2.61m to eaves
Pending
26/06086/TR
T1 to T3, Group G3 (Group consisting of 4 Sycamore Trees) T1 Sycamore - Crown reduction of approximately 2 metres in height and lateral spread, pruning back to suitable growth points, to leave a balanced crown. Removal of deadwood over 25mm diameter. T2 Sycamore - Crown lift to 5.2 metres above ground level over Station road and Station Pub car park, to provide clearance for vehicles and pedestrians. T3 Sycamore - Cut back overhanging branches by up to 2 metres to give 1.5 - 2 metres clearance from the building roof / gutters / walls of Fountain Works.
Pending
26/05774/FU
Construction of outbuilding to rear
Pending

View Planning Timeline

Ownership

Corporate Ownership57.4%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2015-01-26
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

12 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£31,679

Population Density3,782 /km²

Owner Occupied58%

Age Distribution

0-15 20%16-64 58%65+ 22%

View Area Profile

Schools Nearby

St. Oswald's CofE Primary School
0.1 mi
Inspected as St. Oswald's CofE Primary School (URN 108008) on 6 Dec 2023
Guiseley Primary School
0.2 mi
Good
Guiseley School
0.4 mi
Good
Green Meadows Academy
0.5 mi
Good

1 of 14 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

1 The Green
-
£395k
-
Greencroft Cottage The Green
-
£265k
-
3 The Green
-
£360k
-
Greencroft Cottage The Green
-
£250k
-

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