21 Ninelands Lane, Garforth, Leeds, LS25 2AN

UPRN:72386268End Terrace House3 bedsBuilt 1967-1975

Tenure: -Council Tax: Band CEPC: D (68)

Data freshness:Listing· freshPlanning· 2mo agoRisk· 2y agoCrime· freshSchools· 4mo agoAmenities· 8mo agoArea· Census 2021Council Tax· 4mo ago

21 Ninelands Lane, Garforth, Leeds, LS25 2AN

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

£326,000

£293k - £358kMedium

Estimate

£326k

Range

£293k – £358k

Rent Estimate (pcm)

£1,500

£1k - £2k

Monthly

£1,500

Yield

7.83%

Verdict

Derived from HomePortfolio scores

21 Ninelands Lane earns an INVESTIGATE rating with HP Score 77/100. Investment score 59/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (64/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. 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)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.ukHM Land Registry company ownershipHM Land Registry covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

77/ 100

Strong

Investment Score

59/ 100

Moderate

Crime Score

14/ 100

Low

Walkability

64/ 100

Moderate

Transit & Bike

Transit 31Bike 49

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£230,000

At the asking price

Monthly rent£1,500/mo

Evidenced range £1,400-£1,650

Interest rate5.4%

Loan to value75%

Cash required: £72,400
Net cash flow: £262/mo
Cash on cash: 4.3%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.93 - 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£326,000

Rent Estimate (pcm)£1,500

Gross Yield7.83%

1y Growth-

3y Growth+1.3%

5y Growth+2.0%

10y Growth+4.3%

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

1LS25 2AN

Approval Rate

-12mo

Development

low

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
26/05207/FU
Demolition of detached garage, side and rear house extensions; replacement single storey wrap-around extension and canopy to front; new driveway and off-street parking space.
Pending
26/05113/CLE
Certificate of Existing Lawful Development for the siting of two steel agricultural storage containers
Pending

View Planning Timeline

Ownership

Corporate Ownership69%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease Type-
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

7 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£31,679

Population Density-

Owner Occupied89%

Age Distribution

0-15 20%16-64 60%65+ 20%

View Area Profile

Schools Nearby

Ninelands Primary School
0.3 mi
Good
Kippax North Primary School
0.5 mi
Good
Garforth Academy
0.5 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
Green Lane Primary Academy
0.6 mi
Outstanding

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

View All Schools

Comparables

View All

39 Ninelands Lane
-
£300k
-
25 Ninelands Lane
-
£190k
-
39 Ninelands Lane
-
£183k
-
41 Ninelands Lane
-
£375k
-

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