Flat 6, 12 Pine Tree Avenue, Boston Spa, Wetherby, LS23 6HA

UPRN:72331763Flat/Maisonette3 bedsBuilt 2003-2006

LeaseholdCouncil Tax: -EPC: C (76)

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

Flat 6, 12 Pine Tree Avenue, Boston Spa, Wetherby, LS23 6HA

HP Score

/ 100

Strong

Verdict

2 days ago

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

Evidence

19 of 21 sources

Sale Estimate

£283,000

£269k - £297kHigh

Estimate

£283k

Range

£269k – £297k

Rent Estimate (pcm)

£1,250

£1k - £1k

Monthly

£1,250

Yield

5.36%

Verdict

Derived from HomePortfolio scores

Flat 6 earns an INVESTIGATE rating with HP Score 82/100. Investment score 72/100 reflects strong fundamentals. Crime intensity is very low. Walkability is limited (69/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is leasehold. 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

82/ 100

Strong

Investment Score

72/ 100

High

Crime Score

10/ 100

Low

Walkability

69/ 100

Moderate

Transit & Bike

Transit 29Bike 34

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£280,000

At the asking price

Monthly rent£1,250/mo

Evidenced range £1,150-£1,350

Interest rate5.4%

Loan to value75%

Cash required: £89,300
Net cash flow: -£80/mo
Cash on cash: -1.1%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.32 - 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£283,000

Rent Estimate (pcm)£1,250

Gross Yield5.36%

1y Growth+237.7%

3y Growth+7.0%

5y Growth+5.2%

10y Growth+3.5%

Last Sold Price£181,500 (2002-05-01)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonModerate
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

2LS23 6HA

Approval Rate

100%12mo

Development

low

26/06038/CLP
Certificate of Proposed Lawful Development for modification of an existing single storey rear extension, adjoined with a new infill extension to the rear elevation; replacement of the existing front porch extension; dormer window to the rear; installation of an open-slatted timber pergola to the side garden; installation of a new log burner flue on the side elevation and installation of new solar PV panels and skylight on the front elevation roof; re-tiling of the main roof, replacement fascia, soffits and rainwater goods, alterations to existing windows and removal of existing chimney stack.
Pending
26/06008/TR
Flowering cherry tree adjacent to boundary wall. Application to reduce canopy by 50%
Pending
26/05981/FU
Two storey side and rear extension with additional single storey rear extension
Pending

View Planning Timeline

Ownership

Corporate Ownership74.9%
Overseas OwnershipNo
Lease Term Remaining999+ yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2002-05-01
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 Density-

Owner Occupied75%

Age Distribution

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

View Area Profile

Schools Nearby

Primrose Lane Primary School
0.3 mi
Requires improvement
St Mary's Church of England Controlled Primary School Boston Spa
0.3 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Lady Elizabeth Hastings' CofE VA Primary School, Thorp Arch
0.4 mi
Good
St John's Catholic Specialist School, Boston Spa
0.4 mi
Good

6 of 14 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

15 Pine Tree Avenue
-
£1.27M
-
Thornhill, 12 Pine Tree Avenue
-
£300k
-
11 Pine Tree Avenue
-
£455k
-
Thornhill, 12 Pine Tree Avenue
-
£190k
-

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