Upcroft House Farm, Carlton Lane, Guiseley, Leeds, LS20 9NL

UPRN:72295117Detached House5 bedsBuilt before 1900

FreeholdCouncil Tax: -EPC: D (64)

Data freshness:Listing· freshPrice Paid· freshPlanning· 3mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 3mo agoAmenities· 1mo agoArea· Census 2021

Upcroft House Farm, Carlton Lane, Guiseley, Leeds, LS20 9NL

HP Score

/ 100

Mixed

Verdict

today

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

Evidence

17 of 21 sources

Sale Estimate

£2,206,000

£2.10M - £2.32MHigh

Estimate

£2.21M

Range

£2.10M – £2.32M

Rent Estimate (pcm)

£8,500

£8k - £9k

Monthly

£8,500

Yield

4.53%

Verdict

Derived from HomePortfolio scores

Upcroft House Farm earns an INVESTIGATE rating with HP Score 69/100. Investment score 68/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (16/100). 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)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

69/ 100

Mixed

Investment Score

68/ 100

Moderate

Crime Score

11/ 100

Low

Walkability

16/ 100

Low

Transit & Bike

Transit 41Bike 30

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

asking price missing or outside scoring range

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£2,250,000

At the asking price

Monthly rent£8,500/mo

Evidenced range £7,650-£9,300

Interest rate5.4%

Loan to value75%

Cash required: £860,050
Net cash flow: -£1,709/mo
Cash on cash: -2.4%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.12 - 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£2,206,000

Rent Estimate (pcm)£8,500

Gross Yield4.53%

1y Growth-

3y Growth+4.5%

5y Growth+0.1%

10y Growth+2.7%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningLow
LandslideSignificant
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

4LS20 9NL

Approval Rate

50%12mo

Development

low

26/05774/FU
Construction of outbuilding to rear
Pending
26/05739/FU
Conversion and extension of a stable block to a residential dwelling, including partial demolition and associated works.
Pending
26/05727/LI
Listed building application for the demolition of conservatory. Single-storey side extension forming W.C and pantry. Minor internal alterations
Pending

View Planning Timeline

Ownership

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

View Ownership Details

Connectivity

Broadband (Standard)

7 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£31,679

Population Density-

Owner Occupied75%

Age Distribution

0-15 17%16-64 57%65+ 26%

View Area Profile

Schools Nearby

Queensway Primary School
0.8 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
Guiseley Primary School
0.8 mi
Good
St. Oswald's CofE Primary School
0.9 mi
Inspected as St. Oswald's CofE Primary School (URN 108008) on 6 Dec 2023
Green Meadows Academy
1.2 mi
Good

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

View All Schools

Comparables

View All

Upcroft Farm Carlton Lane
-
£755k
-
Middlecroft Barn Carlton Lane
-
£320k
-
Upcroft Farm Carlton Lane
-
£585k
-
Upcroft Farm Carlton Lane
-
£530k
-

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