26 West End Close, Horsforth, Leeds, LS18 5JN

UPRN:72313301Detached House4 bedsBuilt 1950-1966

FreeholdCouncil Tax: Band GEPC: C (71)

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

26 West End Close, Horsforth, Leeds, LS18 5JN

HP Score

/ 100

Strong

Verdict

today

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

Evidence

18 of 21 sources

Sale Estimate

£990,000

£940k - £1.04MHigh

Estimate

£990k

Range

£940k – £1.04M

Rent Estimate (pcm)

£4,050

£4k - £4k

Monthly

£4,050

Yield

4.88%

Verdict

Derived from HomePortfolio scores

26 West End Close earns an INVESTIGATE rating with HP Score 77/100. Investment score 63/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (51/100). 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

77/ 100

Strong

Investment Score

63/ 100

Moderate

Crime Score

6/ 100

Low

Walkability

51/ 100

Moderate

Transit & Bike

Transit 10Bike 41

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 2 Nov 2026

This rests largely on a single source. Treat the score as a prompt to investigate, not a conclusion.

Check before relying on this score: the advert has 6 bedrooms but the valuation snapshot describes 4 - an extension, conversion or HMO the evidence does not reflect, or a different home. It ranks after every home whose inputs are verified.

Valuation edge0/15
claims [AVM -0.5% (HIGH), sold-comps -3.2%, £/sqft -3.2%] → measured edge +0.00pp of the ask; on later-registered sales an AVM discount carried no edge and a sold-evidence gap at most +0.5pp
Market estimate used (HIGH confidence) · snapshot 12 Oct 2026
- valuation_snapshotsestimate for 72313301· as of 12 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 6 comps, dispersion 23.8%· as of 28 Oct 2026
Rental economics0/40
gross yield 4.9%; range width penalty ×0.80
- valuation_snapshotsrent estimate 4050/mo (range 3650-4450)· as of 12 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,351/mo, -33% 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: 1 price cut(s), 211 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 & liquidity14.6/15
274 sales/12mo in area; valuation range width 10%
- 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

£746,000£1,144,000

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£995,000

At the asking price

Monthly rent£4,050/mo

Evidenced range £3,650-£4,450

Interest rate5.4%

Loan to value75%

Cash required: £343,050
Net cash flow: -£554/mo
Cash on cash: -1.9%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.21 - 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 72313301Valuation edge · as of 12 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 6 comps, dispersion 23.8%Valuation edge · as of 28 Oct 2026
valuation_snapshotsrent estimate 4050/mo (range 3650-4450)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 4050/mo (range 3650-4450)
Seller motivation could not be scored
context, not scored: 1 price cut(s), 211 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. Ask the agent why the price was reduced and whether a previous sale fell through.
1 price cut(s) recorded on the listing history.
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£990,000

Rent Estimate (pcm)£4,050

Gross Yield4.88%

1y Growth-

3y Growth+1.4%

5y Growth+1.9%

10y Growth+2.8%

Last Sold Price£495,000 (2011-11-01)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonModerate
MiningLow
LandslideSignificant
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

1LS18 5JN

Approval Rate

100%12mo

Development

low

26/05974/TR
T26 English oak - Cut back to clear phone wires by 0.5m T34 Beech - Sympathetically reduce overall height by 30% and reshape on completion to reduce sail area. T38 Sycamore - Cut back to clear phone wires by 0.5m T40 Sycamore - Cut back to clear phone wires by 0.5m T41 Whitebeam - Remove hanging limb T128 Leyland cypress - Reduce height by 50% 3 Sept-27 To reduce risk of failure
Pending
26/05799/FU
Removal of part of rear two storey element and part of chimney to side and erection of single storey side/rear extension; dormer window with Juliet balcony to rear and roof lights to the front
Pending
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

View Planning Timeline

Ownership

Corporate Ownership68.1%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2011-11-01
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

10 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£31,679

Population Density-

Owner Occupied95%

Age Distribution

0-15 21%16-64 53%65+ 26%

View Area Profile

Schools Nearby

West End Primary School
0.2 mi
Good
Leeds Trinity University
0.7 mi
-
Horsforth School
0.7 mi
Good
Westbrook Lane Primary School
0.8 mi
Report card2026
Ofsted no longer awards a single overall grade.

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

View All Schools

Comparables

View All

28 West End Close
-
£690k
-
16 West End Close
-
£362k
-
18 West End Close
-
£370k
-
20 West End Close
-
£425k
-

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