95 West End Drive, Horsforth, Leeds, LS18 5JR

UPRN:72313398Semi-Detached House3 bedsBuilt 1967-1975

FreeholdCouncil Tax: Band CEPC: C (73)

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

95 West End Drive, Horsforth, Leeds, LS18 5JR

HP Score

/ 100

Strong

Verdict

today

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

Evidence

19 of 21 sources

Sale Estimate

£432,000

£410k - £454kHigh

Estimate

£432k

Range

£410k – £454k

Rent Estimate (pcm)

£2,050

£2k - £2k

Monthly

£2,050

Yield

5.79%

Verdict

Derived from HomePortfolio scores

95 West End Drive earns an INVESTIGATE rating with HP Score 81/100. Investment score 67/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (64/100). 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 company ownershipHM Land Registry covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

81/ 100

Strong

Investment Score

67/ 100

Moderate

Crime Score

6/ 100

Low

Walkability

64/ 100

Moderate

Transit & Bike

Transit 3Bike 40

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£425,000

At the asking price

Monthly rent£2,050/mo

Evidenced range £1,900-£2,200

Interest rate5.4%

Loan to value75%

Cash required: £140,050
Net cash flow: -£15/mo
Cash on cash: -0.1%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.43 - clears 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£432,000

Rent Estimate (pcm)£2,050

Gross Yield5.79%

1y Growth-19.1%

3y Growth+1.4%

5y Growth+1.9%

10y Growth+2.8%

Last Sold Price£333,000 (2022-01-14)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonModerate
MiningLow
LandslideModerate
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

1LS18 5JR

Approval Rate

100%12mo

Development

low

26/06092/FU
Single storey extension to rear with continuation of raised decking area to rear
Pending
26/05982/TR
T1 Willow: Remove.
Approved
26/05930/TR
T2 Lightly reduce front garden trees by 300-500mm maintaining good form. T4 Pussy Willow: Remove to 300-500mm tump and poison with eco plugs. T6 Weeping Willow: Remove to a 300-400mm stump and poison with eco plugs T7 Birch: To reduce by 1m and shape. T8 Ash: To reduce by 2.5 m and shape. T10 Laburnum: Remove to ground level.
Pending

View Planning Timeline