72 Selby Road, Garforth, Leeds, LS25 1LP

UPRN:72314930Detached Bungalow4 bedsBuilt 1950-1966

FreeholdCouncil Tax: Band EEPC: C (74)

Data freshness:Listing· freshRisk· 2y agoCrime· freshSchools· 4mo agoAmenities· 8mo agoArea· Census 2021

72 Selby Road, Garforth, Leeds, LS25 1LP

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

19 of 21 sources

Sale Estimate

£502,000

£476k - £527kHigh

Estimate

£502k

Range

£476k – £527k

Rent Estimate (pcm)

£1,950

£2k - £2k

Monthly

£1,950

Yield

2.60%

Verdict

Derived from HomePortfolio scores

72 Selby Road earns an INVESTIGATE rating with HP Score 68/100. Investment score 63/100 reflects moderate fundamentals. Crime intensity is moderate. Walkability is limited (61/100). 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 NationsMarket 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

68/ 100

Mixed

Investment Score

63/ 100

Moderate

Crime Score

50/ 100

Elevated

Walkability

61/ 100

Moderate

Transit & Bike

Transit 38Bike 50

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 21 Oct 2026

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

Valuation edge-1.6/15
claims [AVM -79.3% (HIGH)] → measured edge -0.33pp of the ask; on later-registered sales an AVM discount carried no edge and a sold-evidence gap at most +0.5pp; asking more than 10% above the estimate (measured -0.33pp)
Market estimate used (HIGH confidence) · snapshot 9 Oct 2026
- valuation_snapshotsestimate for 72314930· as of 9 Oct 2026
Rental economics0/40
gross yield 2.6%; range width penalty ×0.79
- valuation_snapshotsrent estimate 1950/mo (range 1750-2150)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -2,494/mo, -128% 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 21 Oct 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 50 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 21 Oct 2026
Risk & liquidity14.6/15
502 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

£675,000£1,035,000

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£900,000

At the asking price

Monthly rent£1,950/mo

Evidenced range £1,750-£2,150

Interest rate5.4%

Loan to value75%

Cash required: £306,300
Net cash flow: -£1,688/mo
Cash on cash: -6.6%
Score at this price: 13

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.64 - 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 72314930Valuation edge · as of 9 Oct 2026
valuation_snapshotsrent estimate 1950/mo (range 1750-2150)Rental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 21 Oct 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 21 Oct 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth

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 1950/mo (range 1750-2150)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 50 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. 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£502,000

Rent Estimate (pcm)£1,950

Gross Yield2.60%

1y Growth-

3y Growth+1.3%

5y Growth+2.0%

10y Growth+4.3%

Last Sold Price£325,000 (2017-01-27)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

3LS25 1LP

Approval Rate

100%12mo

Development

low

26/05113/CLE
Certificate of Existing Lawful Development for the siting of two steel agricultural storage containers
Pending
26/05147/COND
Consent agreement or approval required by condition 3 (surface materials) of planning application 19/07688/RM
Pending
26/04491/FU
Retrospective application for single-storey extension to side; render to front, side, and rear
Pending

View Planning Timeline

Ownership

Corporate Ownership69%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2017-01-27
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

16 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£31,679

Population Density-

Owner Occupied78%

Age Distribution

0-15 15%16-64 57%65+ 28%

View Area Profile

Schools Nearby

Garforth Academy
0.2 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
Strawberry Fields Primary School
0.3 mi
-
Ninelands Primary School
0.8 mi
Good
St Benedict's Catholic Primary School
0.8 mi
Good

4 of 15 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

84 Selby Road
-
£825k
-
54 Selby Road
-
£295k
-
52 Selby Road
-
£270k
-
72 Selby Road
-
£325k
-

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