12 Salem Place, Garforth, Leeds, LS25 1AL

UPRN:72318417End Terrace House2 bedsBuilt 1900-1929

FreeholdCouncil Tax: Band AEPC: D (62)

Data freshness:Planning· 4mo agoEPC· 4mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 4mo agoAmenities· 2mo agoArea· Census 2021

12 Salem Place, Garforth, Leeds, LS25 1AL

HP Score

/ 100

Mixed

Verdict

3 days ago

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

Evidence

19 of 21 sources

Sale Estimate

£167,000

£158k - £175kHigh

Estimate

£167k

Range

£158k – £175k

Rent Estimate (pcm)

£750

£700 - £850

Monthly

£750

Yield

5.62%

Verdict

Derived from HomePortfolio scores

12 Salem Place earns an INVESTIGATE rating with HP Score 71/100. Investment score 60/100 reflects moderate fundamentals. Crime intensity is moderate. Walkability is good (75/100). 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

71/ 100

Mixed

Investment Score

60/ 100

Moderate

Crime Score

43/ 100

Elevated

Walkability

75/ 100

High

Transit & Bike

Transit 50Bike 46

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceListing checked 2 Nov 2026

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

Valuation edge2.5/15
claims [AVM +4.2% (HIGH), sold-comps +16.7%, £/sqft +16.7%] → measured edge +0.50pp 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 72318417· as of 12 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 10.3%· as of 31 Oct 2026
Rental economics4/40
gross yield 5.6%; range width penalty ×0.80
- valuation_snapshotsrent estimate 750/mo (range 700-850)· as of 12 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -254/mo, -34% 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: 3 price cut(s), 272 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
494 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

£120,000£184,000

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£160,000

At the asking price

Monthly rent£750/mo

Evidenced range £700-£850

Interest rate5.4%

Loan to value75%

Cash required: £50,000
Net cash flow: -£21/mo
Cash on cash: -0.5%
Score at this price: 21

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.39 - clears 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 72318417Valuation edge · as of 12 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 10.3%Valuation edge · as of 31 Oct 2026
valuation_snapshotsrent estimate 750/mo (range 700-850)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 750/mo (range 700-850)
Seller motivation could not be scored
context, not scored: 3 price cut(s), 272 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.
3 price cut(s) recorded on the listing history.
3. Treat the gap to the estimate as unproven - compare recent sold prices on the street yourself before pricing an offer around it.
On later completions, homes listed below their estimate sold at the same share of the asking price as the rest.
4. Commission a full structural survey, not a basic condition report.
The score prices market evidence, not the fabric of the building.

Valuation & Market

Sale Estimate£167,000

Rent Estimate (pcm)£750

Gross Yield5.62%

1y Growth-

3y Growth+2.0%

5y Growth+2.2%

10y Growth+4.1%

Last Sold Price£128,000 (2019-01-25)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningSignificant
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0LS25 1AL

Approval Rate

-12mo

Development

low

26/06222/FU
Single storey side and rear extension
Pending
26/05993/FU
Extension to existing front dormer window
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 Change2019-01-25
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

18 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£31,679

Population Density2,020 /km²

Owner Occupied54%

Age Distribution

0-15 17%16-64 65%65+ 18%

View Area Profile

Schools Nearby

St Benedict's Catholic Primary School
0.3 mi
Good
Strawberry Fields Primary School
0.5 mi
Inspected as Strawberry Fields Primary School (URN 134405) on 6 Mar 2019
Garforth Academy
0.7 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
Ninelands Primary School
0.7 mi
Good

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

View All Schools

Comparables

View All

10 Salem Place
-
£156k
-
5 Salem Place
-
£155k
-
6 Salem Place
-
£143k
-
5 Salem Place
-
£83k
-

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