17 Breary Lane, Bramhope, Leeds, LS16 9AD

UPRN:72345323Detached House7 bedsBuilt 1930-1949

FreeholdCouncil Tax: Band FEPC: D (67)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoEPC· 3mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 4mo agoAmenities· 1mo agoArea· Census 2021

17 Breary Lane, Bramhope, Leeds, LS16 9AD

HP Score

/ 100

Mixed

Verdict

today

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

Evidence

19 of 21 sources

Sale Estimate

£798,000

£718k - £877kMedium

Estimate

£798k

Range

£718k – £877k

Rent Estimate (pcm)

£3,050

£3k - £3k

Monthly

£3,050

Yield

2.22%

Verdict

Derived from HomePortfolio scores

17 Breary Lane earns an INVESTIGATE rating with HP Score 70/100. Investment score 54/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (36/100). 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

70/ 100

Mixed

Investment Score

54/ 100

Moderate

Crime Score

9/ 100

Low

Walkability

36/ 100

Mixed

Transit & Bike

Transit 18Bike 17

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 2 Nov 2026

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

Valuation edge-0.6/15
claims [AVM -106.8% (MEDIUM)] → measured edge -0.12pp 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 (MEDIUM confidence) · snapshot 12 Oct 2026
- valuation_snapshotsestimate for 72345323· as of 12 Oct 2026
Rental economics0/40
gross yield 2.2%; range width penalty ×0.77
- valuation_snapshotsrent estimate 3050/mo (range 2700-3350)· as of 12 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -4,849/mo, -159% 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: 0 price cut(s), 31 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 & liquidity12.9/15
415 sales/12mo in area; valuation range width 20%
- 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

£1,237,500£1,897,500

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£1,650,000

At the asking price

Monthly rent£3,050/mo

Evidenced range £2,700-£3,350

Interest rate5.4%

Loan to value75%

Cash required: £608,050
Net cash flow: -£3,457/mo
Cash on cash: -6.8%
Score at this price: 12

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.55 - 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 72345323Valuation edge · as of 12 Oct 2026
valuation_snapshotsrent estimate 3050/mo (range 2700-3350)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
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 3050/mo (range 2700-3350)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 31 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£798,000

Rent Estimate (pcm)£3,050

Gross Yield2.22%

1y Growth-

3y Growth-0.2%

5y Growth+0.8%

10y Growth+3.5%

Last Sold Price£151,000 (1996-07-09)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningLow
LandslideSignificant
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0LS16 9AD

Approval Rate

-12mo

Development

low

26/06012/FU
Removal of conservatory and garage; two storey side extension with Juliet balcony to rear; construction of garage outbuilding; alterations to fenestration; associated landscaping including new terraced areas with balustrades to front and rear
Pending
26/06028/FU
Demolition of existing dormers and erection of one dormer; proposals, to rectify design issues and incorrect erection to planning approval (21/10002/FU)
Pending
26/05999/TR
T1 Willow: To remove. T2 Poplar: To Draw back on the westerly aspect by a maximum of 2m working to appropriate pruning points, this would leave a crown spread of approximately 7m at the widest point.
Pending

View Planning Timeline

Ownership

Corporate Ownership70.1%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change1996-07-09
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

4 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£31,679

Population Density160 /km²

Owner Occupied88%

Age Distribution

0-15 18%16-64 60%65+ 22%

View Area Profile

Schools Nearby

Bramhope Primary School
0.3 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
Pool-in-Wharfedale Church of England Voluntary Controlled Primary School
1.2 mi
-
Cookridge Holy Trinity Church of England Primary School
1.8 mi
Good
Ralph Thoresby School
2.0 mi
Good

3 of 13 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Rosemont House, 1 Breary Lane
-
£375k
-
Rosemont House, 1 Breary Lane
-
£370k
-
Rosemont House, 1 Breary Lane
-
£408k
-
Rosemont House, 1 Breary Lane
-
£390k
-

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