Flat 15, Britannia House, 16 York Place, Leeds, LS1 2EU

UPRN:72509358Flat/Maisonette0 bedsBuilt 1930-1949

LeaseholdCouncil Tax: Band CEPC: D (61)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoAmenities· 1mo agoArea· Census 2021

Flat 15, Britannia House, 16 York Place, Leeds, LS1 2EU

HP Score

/ 100

Mixed

Verdict

2 days ago

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

Evidence

19 of 21 sources

Sale Estimate

£93,000

£88k - £97kHigh

Estimate

£93k

Range

£88k – £97k

Rent Estimate (pcm)

£500

£500 - £550

Monthly

£500

Yield

6.86%

Verdict

Derived from HomePortfolio scores

Flat 15 earns an INVESTIGATE rating with HP Score 61/100. Investment score 58/100 reflects moderate fundamentals. Crime intensity is elevated. Walkability is excellent (96/100). 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 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

61/ 100

Mixed

Investment Score

58/ 100

Moderate

100

Crime Score

100/ 100

Elevated

Walkability

96/ 100

Excellent

Transit & Bike

Transit 89Bike 52

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceLead to verifyListing checked 2 Nov 2026

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

Check before relying on this score: leasehold with no service charge disclosed - the stress test assumes GBP 0. It ranks after every home whose inputs are verified.

Valuation edge0/15
claims [AVM +5.9% (HIGH), sold-comps -18.2%, £/sqft -17.5%] → measured edge +0.00pp 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 72509358· as of 9 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 10 comps, dispersion 7.6%· as of 30 Oct 2026
Rental economics31.3/40
gross yield 8.9% on contractual rent (listing-disclosed tenancy); contractual 845/mo far above the 500/mo estimate - credited at the 1.3x cap, verify
- listing_factscontractual rent 845/mo (tenanted)· as of 2 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -21/mo, -3% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); fails the stress - earns nothing; leasehold with no service charge disclosed - the stress assumes GBP 0
- underwriting_assumptionscosts not disclosed by the advert· as of 2 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 8 price cut(s), 120 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 & liquidity14.7/15
49 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

£65,500£100,500

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£87,500

At the asking price

Monthly rent£500/mo

Evidenced range £500-£550

Interest rate5.4%

Loan to value75%

Cash required: £27,550
Net cash flow: £51/mo
Cash on cash: 2.2%
Score at this price: 46

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.69 - 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 72509358Valuation edge · as of 9 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 10 comps, dispersion 7.6%Valuation edge · as of 30 Oct 2026
listing_factscontractual rent 845/mo (tenanted)Rental economics · as of 2 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 2 Nov 2026 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 2 Nov 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
contractual rent 845/mo (tenanted)
Stress margin needs verification before you rely on it
costs not disclosed by the advert

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. Ask the agent why the price was reduced and whether a previous sale fell through.
8 price cut(s) recorded on the listing history.
3. 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.
4. Commission a full structural survey, not a basic condition report.
The score prices market evidence, not the fabric of the building.

Valuation & Market

Sale Estimate£93,000

Rent Estimate (pcm)£500

Gross Yield6.86%

1y Growth-

3y Growth-13.7%

5y Growth-3.3%

10y Growth+0.7%

Last Sold Price£73,000 (2003-04-16)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonModerate
MiningLow
LandslideModerate
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0LS1 2EU

Approval Rate

-12mo

Development

low

26/06050/TR
T1 Pear: Fell - retrospective application following failure during storm event. Emergency tree work.
Approved
26/06020/COND
Consent, agreement, or approval required by condition 4 of 26/04073/LI. Heritage Feature Protection Report (dated 22.10.2026)
Pending
26/05961/ADV
Internally illuminated fascia signs, neon sign, digital display and vinyl advertisements
Pending

View Planning Timeline