10 Watering Meadow, Morley, Leeds, LS27 8BF

UPRN:72510180Detached House4 bedsBuilt 1996-2002

FreeholdCouncil Tax: Band EEPC: C (73)

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

10 Watering Meadow, Morley, Leeds, LS27 8BF

HP Score

/ 100

Strong

Verdict

today

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

Evidence

18 of 21 sources

Sale Estimate

£473,000

£449k - £496kHigh

Estimate

£473k

Range

£449k – £496k

Rent Estimate (pcm)

£2,250

£2k - £2k

Monthly

£2,250

Yield

5.68%

Verdict

Derived from HomePortfolio scores

10 Watering Meadow earns an INVESTIGATE rating with HP Score 75/100. Investment score 64/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (43/100). 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)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 covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

75/ 100

Strong

Investment Score

64/ 100

Moderate

Crime Score

10/ 100

Low

Walkability

43/ 100

Mixed

Transit & Bike

Transit 29Bike 24

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£475,000

At the asking price

Monthly rent£2,250/mo

Evidenced range £2,100-£2,400

Interest rate5.4%

Loan to value75%

Cash required: £157,550
Net cash flow: -£45/mo
Cash on cash: -0.3%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.40 - 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£473,000

Rent Estimate (pcm)£2,250

Gross Yield5.68%

1y Growth+4.8%

3y Growth+0.8%

5y Growth+1.1%

10y Growth+4.1%

Last Sold Price£457,000 (2025-10-03)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonModerate
MiningUnknown
LandslideModerate
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0LS27 8BF

Approval Rate

-12mo

Development

low

26/05806/COND
Consent, agreement, or approval required by conditions 6 (Ev chargers), 8 (footway crossings) and 9 (visibility splays) of application 23/03193/FU
Pending
26/05323/FU
Single storey rear extension
Pending
26/05644/FU
Single storey rear extension
Pending

View Planning Timeline

Ownership

Corporate Ownership61.7%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2025-10-03
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 Density-

Owner Occupied87%

Age Distribution

0-15 18%16-64 66%65+ 16%

View Area Profile

Schools Nearby

Morley Newlands Academy
0.3 mi
Inspected as Morley Newlands Primary School (URN 107838) on 7 Nov 2012
Seven Hills Primary School
0.6 mi
Good
Queenswood School
0.8 mi
Good
Woodkirk Academy
0.9 mi
Good

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

View All Schools

Comparables

View All

10 Watering Meadow
-
£457k
-
5 Watering Meadow
-
£93k
-
9 Watering Meadow
-
£386k
-
4 Watering Meadow
-
£415k
-

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