Sunny Rest, Hillings Lane, Hawksworth, Leeds, LS20 8PE

UPRN:72300702Detached House4 bedsBuilt 1983-1990

FreeholdCouncil Tax: Band FEPC: C (74)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 3mo agoAmenities· 1mo agoArea· Census 2021

Sunny Rest, Hillings Lane, Hawksworth, Leeds, LS20 8PE

HP Score

/ 100

Mixed

Verdict

4 days ago

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

Evidence

17 of 21 sources

Sale Estimate

£757,000

£719k - £795kHigh

Estimate

£757k

Range

£719k – £795k

Rent Estimate (pcm)

£2,250

£2k - £3k

Monthly

£2,250

Yield

3.97%

Verdict

Derived from HomePortfolio scores

Sunny Rest earns an INVESTIGATE rating with HP Score 70/100. Investment score 67/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (13/100). 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

70/ 100

Mixed

Investment Score

67/ 100

Moderate

Crime Score

8/ 100

Low

Walkability

13/ 100

Low

Transit & Bike

Transit 33Bike 14

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£680,000

At the asking price

Monthly rent£2,250/mo

Evidenced range £1,950-£2,600

Interest rate5.4%

Loan to value75%

Cash required: £229,300
Net cash flow: -£737/mo
Cash on cash: -3.9%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.98 - 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£757,000

Rent Estimate (pcm)£2,250

Gross Yield3.97%

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
RadonModerate
MiningLow
LandslideSignificant
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

1LS20 8PE

Approval Rate

0%12mo

Development

low

26/05581/FU
Retrospective application for infill extension to convert car port to habitable room
Pending
26/05211/FU
Construction of an agricultural workers dwelling
Pending
26/04773/CLE
Certificate of Existing Lawful Development for Use of a detached outbuilding to the side
Approved

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 Density216 /km²

Owner Occupied95%

Age Distribution

0-15 18%16-64 55%65+ 27%

View Area Profile

Schools Nearby

Hawksworth Church of England Primary School
0.4 mi
Good
Menston Primary School
1.2 mi
-
St. Mary's Menston, a Catholic Voluntary Academy
1.4 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Baildon Church of England Primary School
1.4 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.

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

View All Schools

Comparables

View All

The Hillings Hillings Lane
-
£750k
-
Moorlands Hillings Lane
-
£645k
-
The Hillings Hillings Lane
-
£650k
-
The Hillings Hillings Lane
-
£612k
-

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