2 Silverdale Grove, Guiseley, Leeds, LS20 8BA

UPRN:72294495Semi-Detached House3 bedsBuilt 1976-1982

FreeholdCouncil Tax: Band CEPC: C (70)

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

2 Silverdale Grove, Guiseley, Leeds, LS20 8BA

HP Score

/ 100

Strong

Verdict

today

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

Evidence

18 of 21 sources

Sale Estimate

£335,000

£318k - £352kHigh

Estimate

£335k

Range

£318k – £352k

Rent Estimate (pcm)

£1,400

£1k - £2k

Monthly

£1,400

Yield

5.01%

Verdict

Derived from HomePortfolio scores

2 Silverdale Grove earns an INVESTIGATE rating with HP Score 82/100. Investment score 74/100 reflects strong fundamentals. Crime intensity is low. Walkability is good (71/100). 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 covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

82/ 100

Strong

Investment Score

74/ 100

High

Crime Score

15/ 100

Moderate

Walkability

71/ 100

High

Transit & Bike

Transit 22Bike 46

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£335,000

At the asking price

Monthly rent£1,400/mo

Evidenced range £1,300-£1,550

Interest rate5.4%

Loan to value75%

Cash required: £108,550
Net cash flow: -£161/mo
Cash on cash: -1.8%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.24 - below 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£335,000

Rent Estimate (pcm)£1,400

Gross Yield5.01%

1y Growth+16.3%

3y Growth+4.5%

5y Growth+0.1%

10y Growth+2.7%

Last Sold Price£300,000 (2025-03-31)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonModerate
MiningLow
LandslideSignificant
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0LS20 8BA

Approval Rate

-12mo

Development

low

26/06198/TR
T1 Ash: Reduce crown by approx 2m. The tree stands at 10-12m in height with a canopy spread of 6-10m. (see attached photo).
Pending
26/06182/TR
Sketch 1 and photos of conifers shows trees in front garden to be pruned. Tallest conifer is 7.5m and smallest is 6m. Proposed works to reduce all conifers in front garden to 5m in height to increase light in the front garden. Sketch 2 shows location of Scots Pine 7m tall 20cm dbh. One limb (shown in photo of limb for removal) hangs low above kids play area. Propose to remove limb back to upright stem to reduce risk of limb falling on kids play area.
Pending
26/06090/DHH
4.00m single storey rear extension, 3.80m to ridge height and 2.61m to eaves
Pending

View Planning Timeline

Ownership

Corporate Ownership57.4%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2025-03-31
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

13 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£31,679

Population Density3,659 /km²

Owner Occupied85%

Age Distribution

0-15 20%16-64 59%65+ 21%

View Area Profile

Schools Nearby

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

2 Silverdale Grove
-
£300k
-
8 Silverdale Grove
-
£170k
-
3 Silverdale Grove
-
£155k
-
2 Silverdale Grove
-
£193k
-

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