22 Cross Hills Drive, Kippax, Leeds, LS25 7JS

UPRN:72401358Terrace Property3 bedsBuilt 1967-1975

FreeholdCouncil Tax: Band AEPC: C (73)

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

22 Cross Hills Drive, Kippax, Leeds, LS25 7JS

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

18 of 21 sources

Sale Estimate

£177,000

£168k - £186kHigh

Estimate

£177k

Range

£168k – £186k

Rent Estimate (pcm)

£800

£750 - £900

Monthly

£800

Yield

5.33%

Verdict

Derived from HomePortfolio scores

22 Cross Hills Drive earns an INVESTIGATE rating with HP Score 69/100. Investment score 60/100 reflects moderate fundamentals. Crime intensity is moderate. Walkability is good (71/100). 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)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

69/ 100

Mixed

Investment Score

60/ 100

Moderate

Crime Score

39/ 100

Elevated

Walkability

71/ 100

High

Transit & Bike

Transit 31Bike 38

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceListing checked 21 Oct 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 -1.7% (HIGH), sold-comps +31.3%, £/sqft +31.4%] → 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 9 Oct 2026
- valuation_snapshotsestimate for 72401358· as of 9 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 14.5%· as of 5 Oct 2026
Rental economics2.2/40
gross yield 5.3%; range width penalty ×0.82
- valuation_snapshotsrent estimate 800/mo (range 750-900)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -301/mo, -38% 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 21 Oct 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 168 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 21 Oct 2026
Risk & liquidity14.6/15
502 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

£135,000£207,000

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£180,000

At the asking price

Monthly rent£800/mo

Evidenced range £750-£900

Interest rate5.4%

Loan to value75%

Cash required: £56,400
Net cash flow: -£54/mo
Cash on cash: -1.1%
Score at this price: 19

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.

Evidence

Where every number comes from

valuation_snapshotsestimate for 72401358Valuation edge · as of 9 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 14.5%Valuation edge · as of 5 Oct 2026
valuation_snapshotsrent estimate 800/mo (range 750-900)Rental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 21 Oct 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 21 Oct 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 800/mo (range 750-900)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 168 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. 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.
3. 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£177,000

Rent Estimate (pcm)£800

Gross Yield5.33%

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

0LS25 7JS

Approval Rate

-12mo

Development

low

26/04785/FU
Erection of single storey detached outbuilding for use to house fitness equipment for 1-1 training classes
Pending
26/04764/FU
Change of use of a C3 dwelling to C2 children's residential home
Pending
26/04890/FU
Retention of a secure storage container for ancillary use to the existing angling and fishery use
Pending

View Planning Timeline