Flat 8, Willow House, 4 Allerton Park, Leeds, LS7 4ND

UPRN:72504692Purpose Built Flat2 bedsBuilt 1996-2002

LeaseholdCouncil Tax: Band DEPC: C (75)

Data freshness:Listing· freshPrice Paid· freshEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 4mo agoAmenities· 1mo agoArea· Census 2021Council Tax· 5mo ago

Flat 8, Willow House, 4 Allerton Park, Leeds, LS7 4ND

HP Score

/ 100

Strong

Verdict

2 days ago

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

Evidence

20 of 21 sources

Sale Estimate

£273,000

£260k - £287kHigh

Estimate

£273k

Range

£260k – £287k

Rent Estimate (pcm)

£1,400

£1k - £2k

Monthly

£1,400

Yield

6.46%

Verdict

Derived from HomePortfolio scores

Flat 8 earns an INVESTIGATE rating with HP Score 82/100. Investment score 69/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is good (77/100). 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 company ownershipHM Land Registry covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

82/ 100

Strong

Investment Score

69/ 100

Moderate

Crime Score

14/ 100

Low

Walkability

77/ 100

High

Transit & Bike

Transit 25Bike 29

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£260,000

At the asking price

Monthly rent£1,400/mo

Evidenced range £1,300-£1,500

Interest rate5.4%

Loan to value75%

Cash required: £82,300
Net cash flow: £92/mo
Cash on cash: 1.3%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.60 - 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£273,000

Rent Estimate (pcm)£1,400

Gross Yield6.46%

1y Growth-17.4%

3y Growth+1.1%

5y Growth+7.8%

10y Growth+4.5%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningLow
LandslideModerate
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

9LS7 4ND

Approval Rate

75%12mo

Development

low

26/06146/DHH
6.00m single storey rear extension, 3.70m to ridge height and 3.00m to eaves
Pending
26/06055/TR
5 Day Notice - T1 Silver Birch - to remove as dead. T2 Ash-to remove as suffering from Ash Die Back
Approved
26/05560/FU
Erection of one new dwelling; demolition of existing rear extension and erection of new single storey rear extension to the existing dwelling; alterations to existing fenestration and associated hard and soft landscaping and access works and installation of solar panels, EVCP and ASHP
Pending

View Planning Timeline

Ownership

Corporate Ownership62.1%
Overseas OwnershipNo
Lease Term Remaining96 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

14 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£31,679

Population Density4,593 /km²

Owner Occupied62%

Age Distribution

0-15 11%16-64 73%65+ 16%

View Area Profile

Schools Nearby

Chapel Allerton Primary School
0.3 mi
Good
St Matthew's Church of England Primary School
0.4 mi
Inspected as St Matthew's Church of England Aided Primary School (URN 108047) on 27 Feb 2020
Al Kauthar Girls Academy
0.5 mi
Inspected by ISI
Gledhow Primary School
0.5 mi
Good

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

View All Schools

Comparables

View All

Birch House, 4A Allerton Park
-
£260k
-
Eton Court, 11 Allerton Park
-
£330k
-
Oak House, 10 Allerton Park
-
£270k
-
Willow House, 4 Allerton Park
-
£285k
-

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