2 Manley Court, Garforth, Leeds, LS25 2HY

UPRN:72316467Semi-Detached House3 bedsBuilt 1967-1975

FreeholdCouncil Tax: Band CEPC: D (67)

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

2 Manley Court, Garforth, Leeds, LS25 2HY

HP Score

/ 100

Strong

Verdict

yesterday

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

Evidence

18 of 21 sources

Sale Estimate

£367,000

£348k - £385kHigh

Estimate

£367k

Range

£348k – £385k

Rent Estimate (pcm)

£1,700

£2k - £2k

Monthly

£1,700

Yield

5.83%

Verdict

Derived from HomePortfolio scores

2 Manley Court earns an INVESTIGATE rating with HP Score 76/100. Investment score 62/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (49/100). 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

76/ 100

Strong

Investment Score

62/ 100

Moderate

Crime Score

8/ 100

Low

Walkability

49/ 100

Mixed

Transit & Bike

Transit 25Bike 54

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£350,000

At the asking price

Monthly rent£1,700/mo

Evidenced range £1,600-£1,850

Interest rate5.4%

Loan to value75%

Cash required: £113,800
Net cash flow: -£4/mo
Cash on cash: -0.0%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.44 - 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£367,000

Rent Estimate (pcm)£1,700

Gross Yield5.83%

1y Growth+11.5%

3y Growth+2.0%

5y Growth+2.2%

10y Growth+4.1%

Last Sold Price£330,000 (2023-07-26)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningSignificant
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0LS25 2HY

Approval Rate

-12mo

Development

low

26/05372/FU
Retrospective application for boundary fence to the front and side
Pending
26/05583/FU
Erection of detached two storey dwelling with integral garage and associated infrastructure
Pending
26/05921/DHH
4.00m single storey rear extension, 3.53m to ridge height and 2.20m to eaves
Pending

View Planning Timeline

Ownership

Corporate Ownership69%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2023-07-26
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

5 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£31,679

Population Density3,315 /km²

Owner Occupied87%

Age Distribution

0-15 14%16-64 48%65+ 38%

View Area Profile

Schools Nearby

Garforth Academy
0.2 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
Strawberry Fields Primary School
0.4 mi
Inspected as Strawberry Fields Primary School (URN 134405) on 6 Mar 2019
Ninelands Primary School
0.4 mi
Good
Kippax North Primary School
0.5 mi
Good

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

View All Schools

Comparables

View All

5 Manley Court
-
£380k
-
4 Manley Court
-
£300k
-
2 Manley Court
-
£330k
-
4 Manley Court
-
£225k
-

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