2 Scotland Way, Horsforth, Leeds, LS18 5SL

UPRN:72308320-Beds -Built 1967-1975

Tenure: -Council Tax: Band EEPC: C (69)

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

2 Scotland Way, Horsforth, Leeds, LS18 5SL

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

£619,000

£495k - £742kLow

Estimate

£619k

Range

£495k – £742k

Rent Estimate (pcm)

£2,550

£2k - £3k

Monthly

£2,550

Yield

5.19%

Verdict

Derived from HomePortfolio scores

2 Scotland Way earns an INVESTIGATE rating with HP Score 70/100. Investment score 53/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (33/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. 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

53/ 100

Moderate

Crime Score

10/ 100

Low

Walkability

33/ 100

Mixed

Transit & Bike

Transit 25Bike 15

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

headline score requires valuation_edge (estimate confidence LOW below scoring floor)

What we could establish

Rental economics1.3/40
gross yield 5.2%; range width penalty ×0.85
- valuation_snapshotsrent estimate 2550/mo (range 2300-2750)· as of 10 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -745/mo, -29% 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 5 Nov 2026
Risk & liquidity9.3/15
274 sales/12mo in area; valuation range width 40%
- property_intelligencetransactions_12mo

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£590,000

At the asking price

Monthly rent£2,550/mo

Evidenced range £2,300-£2,750

Interest rate5.4%

Loan to value75%

Cash required: £197,800
Net cash flow: -£226/mo
Cash on cash: -1.4%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.28 - clears 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_snapshotsrent estimate 2550/mo (range 2300-2750)Rental economics · as of 10 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 5 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 5 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth Valuation methodology

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion
Valuation edge could not be scored
estimate confidence LOW below scoring floor
Rental economics needs verification before you rely on it
rent estimate 2550/mo (range 2300-2750)

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. Fill the valuation edge gap before relying on the score.
estimate confidence LOW below scoring floor
3. 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£619,000

Rent Estimate (pcm)£2,550

Gross Yield5.19%

1y Growth-

3y Growth+1.4%

5y Growth+1.9%

10y Growth+2.8%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonModerate
MiningLow
LandslideSignificant
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0LS18 5SL

Approval Rate

-12mo

Development

low

26/05488/FU
Single-storey rear extension; alterations to roof including new rooflights to rear; new and replacement windows to front and rear; new steps and raised terrace to rear
Pending
26/05492/CLP
Certificate of Proposed Lawful Development for a single storey side extension
Pending
26/05494/CLP
Certificate of Proposed Lawful Development for a dormer window to the rear and rooflight to the front
Pending

View Planning Timeline

Ownership

Corporate Ownership68.1%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease Type-
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

3 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
0.4 mi
Report card2026
Ofsted no longer awards a single overall grade.
Leeds Trinity University
0.4 mi
-
Horsforth School
0.7 mi
Good
Cookridge Holy Trinity Church of England Primary School
0.8 mi
Good

6 of 12 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

8 Scotland Way
-
£525k
-
16 Scotland Way
-
£775k
-
18 Scotland Way
-
£500k
-
22 Scotland Way
-
£372k
-

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