12 Newfield Drive, Cliff Top Park, Selby Road, Garforth, Leeds, LS25 2PB

UPRN:72315071Detached Property2 bedsBuilt -

FreeholdCouncil Tax: -EPC: -

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

12 Newfield Drive, Cliff Top Park, Selby Road, Garforth, Leeds, LS25 2PB

HP Score

/ 100

Mixed

Verdict

4 days ago

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

Evidence

14 of 21 sources

Sale Estimate

£136,000

£108k - £163kLow

Estimate

£136k

Range

£108k – £163k

Rent Estimate (pcm)

£500

£500 - £550

Monthly

£500

Yield

4.44%

Verdict

Derived from HomePortfolio scores

12 Newfield Drive earns an INVESTIGATE rating with HP Score 72/100. Investment score 56/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (37/100). 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 SourcesPortal 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.ukPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

72/ 100

Mixed

Investment Score

56/ 100

Moderate

Crime Score

4/ 100

Low

Walkability

37/ 100

Mixed

Transit & Bike

Transit 8Bike 32

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

listing is a other but the valuation basis is the whole house at this UPRN - value evidence is not comparable

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£135,000

At the asking price

Monthly rent£500/mo

Evidenced range £500-£550

Interest rate5.4%

Loan to value75%

Cash required: £42,000
Net cash flow: -£109/mo
Cash on cash: -3.1%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.10 - below 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£136,000

Rent Estimate (pcm)£500

Gross Yield4.44%

1y Growth-

3y Growth+2.0%

5y Growth+2.2%

10y Growth+4.1%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningSignificant
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0LS25 2PB

Approval Rate

-12mo

Development

low

26/05372/FU
Retrospective application for boundary fence to the front and side
Pending
26/05763/FU
Erection of single storey outbuilding to side/rear following removal of existing garage
Pending
26/05731/TR
T1 Polar: Remove 2 lower branches overhanging the garden. Reduce upper limbs encroaching the garden by 2m all on the western aspect of the tree.
Pending

View Planning Timeline