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Beech House, Scotland Lane, Horsforth, Leeds, LS18 5HH

UPRN:72308262Detached House8 bedsBuilt before 1900
FreeholdCouncil Tax: Band HEPC: D (67)
Data freshness:Listing· 8mo agoListing: stale, refreshed 8mo ago (2026-03-23T08:38:43.027431+00:00)Price Paid· freshPrice Paid: fresh, refreshed 3d ago (2026-11-01T14:21:55.257273+00:00)Planning· 2mo agoPlanning: ageing, refreshed 2mo ago (2026-09-17T07:34:42.323452+00:00)EPC· 6mo agoEPC: stale, refreshed 6mo ago (2026-05-20T10:58:39.129138+00:00)Risk· 5mo agoRisk: stale, refreshed 5mo ago (2026-06-18T00:00:00+00:00)Connectivity· 1mo agoConnectivity: ageing, refreshed 1mo ago (2026-10-03T06:43:10.905825+00:00)Schools· 3mo agoSchools: stale, refreshed 3mo ago (2026-08-06T07:49:20.947654+00:00)Amenities· 1mo agoAmenities: ageing, refreshed 1mo ago (2026-09-23T00:00:00+00:00)Area· Census 2021Area: static reference data (Census 2021); authoritative and does not refresh
Beech House, Scotland Lane, Horsforth, Leeds, LS18 5HH

HP Score

Mixed
Verdict
3 days ago
  • Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.

    Mixed signals - investigate

Evidence
18 of 21 sources
Sale Estimate
£3,457,000
£3.28M - £3.63MHigh
Estimate
£3.46M
Range
£3.28M – £3.63M
Rent Estimate (pcm)
£14,100
£13k - £15k
Monthly
£14,100
Yield
4.89%

Verdict

Derived from HomePortfolio scores

Beech House earns an INVESTIGATE rating with HP Score 67/100. Investment score 56/100 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)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
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HP Score
67/ 100
Mixed
Investment Score
56/ 100
Moderate
Crime Score
10/ 100
Low
Walkability
16/ 100
Low
Transit & Bike
Transit 26Bike 12
Walk Score, out of 100

Valuation & Market

Sale Estimate£3,457,000
Rent Estimate (pcm)£14,100
Gross Yield4.89%
1y Growth+54.7%
3y Growth+1.4%
5y Growth+1.9%
10y Growth+2.8%
Last Sold Price£2,345,000 (2023-06-23)
View Market Details

Risk Overview

  • Flood RiskUnknown
  • SubsidenceLow
  • RadonModerate
  • MiningLow
  • LandslideModerate
  • Air QualityLow
  • NoiseLow
View Full Risk Report

Planning Activity

Recent Apps
0LS18 5HH
Approval Rate
-12mo
Development
low
  • 26/06144/TR
    Silver Birch - fell the tree to ground level and remove all arisings from site. The tree has developed an acute lean towards the neighbouring propertys as it has grown in search of available light. 2 x Lawson Cypress - Fell both Lawson cypress trees to ground level and remove all arisings from site. They have reached maturity and have outgrown their location, resulting in excessive shading and reducing natural light to the garden. Their continued growth is likely to increase competition with the adjacent beech trees and further diminish the amenity value of the garden.
    Pending
  • 26/05494/CLP
    Certificate of Proposed Lawful Development for a dormer window to the rear and rooflight to the front
    Pending
  • 26/05492/CLP
    Certificate of Proposed Lawful Development for a single storey side extension
    Pending
View Planning Timeline

Ownership

  • Corporate Ownership68.1%
  • Overseas OwnershipNo
  • Lease Term Remaining-
  • CovenantsRestrictive
  • Lease TypeFreehold
  • Last Ownership Change2023-06-23
  • SourceLand Registry
View Ownership Details

Connectivity

Broadband (Standard)
5 Mbps
Mobile 4G/5G Coverage
EEThreeO2Vodafone
EV Charger
-
PTAL Rating
-
View Connectivity Map

Area Profile

Median EarningsLocal authority£31,679
Population Density2,029 /km²
Owner Occupied92%
Age Distribution
0-15 20%16-64 59%65+ 21%
View Area Profile

Schools Nearby

  • Westbrook Lane Primary School
    0.5 mi
    Report card2026

    Ofsted no longer awards a single overall grade.

  • Leeds Trinity University
    0.6 mi
    -
  • Cookridge Holy Trinity Church of England Primary School
    0.7 mi
    Good
  • Horsforth School
    0.8 mi
    Good

6 of 13 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All
  • Beech House Lodge Scotland Lane
    -
    £576k
    -
  • Villamura Scotland Lane
    -
    £1.05M
    -
  • Beech House Scotland Lane
    -
    £2.35M
    -
  • Beech House Scotland Lane
    -
    £625k
    -