13 Fieldhead Drive, Guiseley, Leeds, LS20 8DX

UPRN:72299495Detached House4 bedsBuilt 1967-1975

FreeholdCouncil Tax: Band EEPC: D (66)

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

13 Fieldhead Drive, Guiseley, Leeds, LS20 8DX

HP Score

/ 100

Strong

Verdict

2 days ago

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

Evidence

18 of 21 sources

Sale Estimate

£444,000

£399k - £488kMedium

Estimate

£444k

Range

£399k – £488k

Rent Estimate (pcm)

£1,350

£1k - £2k

Monthly

£1,350

Yield

3.09%

Verdict

Derived from HomePortfolio scores

13 Fieldhead Drive earns an INVESTIGATE rating with HP Score 76/100. Investment score 68/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (60/100). 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

76/ 100

Strong

Investment Score

68/ 100

Moderate

Crime Score

25/ 100

Moderate

Walkability

60/ 100

Moderate

Transit & Bike

Transit 21Bike 42

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 2 Nov 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 -18.2% (MEDIUM), sold-comps -17.7%, £/sqft -17.7%] → 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 12 Oct 2026
- valuation_snapshotsestimate for 72299495· as of 12 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 22.6%· as of 27 Oct 2026
Rental economics0/40
gross yield 3.1%; range width penalty ×0.76
- valuation_snapshotsrent estimate 1350/mo (range 1200-1500)· as of 12 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,353/mo, -100% 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 2 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 29 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 2 Nov 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

£394,000£604,000

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£525,000

At the asking price

Monthly rent£1,350/mo

Evidenced range £1,200-£1,500

Interest rate5.4%

Loan to value75%

Cash required: £175,050
Net cash flow: -£837/mo
Cash on cash: -5.7%
Score at this price: 12

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.76 - 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 72299495Valuation edge · as of 12 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 22.6%Valuation edge · as of 27 Oct 2026
valuation_snapshotsrent estimate 1350/mo (range 1200-1500)Rental economics · as of 12 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 2 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 2 Nov 2026

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 1350/mo (range 1200-1500)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 29 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£444,000

Rent Estimate (pcm)£1,350

Gross Yield3.09%

1y Growth+46.3%

3y Growth+4.5%

5y Growth+0.1%

10y Growth+2.7%

Last Sold Price£240,000 (2012-08-08)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonModerate
MiningLow
LandslideSignificant
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0LS20 8DX

Approval Rate

-12mo

Development

low

26/05897/FU
One new dwelling and associated hard and soft landscaping works
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
26/06076/TR
5 Day notice - Retrospective removal of Sycamore , due to high winds
Approved

View Planning Timeline