14 Tanglewood, Leeds, LS11 5DX

UPRN:72511025Detached House3 bedsBuilt 1996-2002

FreeholdCouncil Tax: Band DEPC: C (78)

Data freshness:Price Paid· freshPlanning· 4mo agoEPC· 4mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 1mo agoArea· Census 2021

HP Score

/ 100

Mixed

Verdict

today

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

Evidence

20 of 21 sources

Sale Estimate

£319,000

£287k - £351kMedium

Estimate

£319k

Range

£287k – £351k

Rent Estimate (pcm)

£2,150

£2k - £2k

Monthly

£2,150

Yield

8.19%

Verdict

Derived from HomePortfolio scores

14 Tanglewood earns an INVESTIGATE rating with HP Score 55/100. Investment score 59/100 reflects moderate fundamentals. Crime intensity is elevated. Walkability is limited (34/100). 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 company ownershipHM Land Registry covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

55/ 100

Mixed

Investment Score

59/ 100

Moderate

Crime Score

66/ 100

Elevated

Walkability

34/ 100

Mixed

Transit & Bike

Transit 31Bike 42

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Reduced confidence2 independent sourcesListing checked 30 Oct 2026

Fewer independent sources agree, or a component could not be scored.

Valuation edge0/15
claims [AVM +1.3% (MEDIUM)] → 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 (MEDIUM confidence) · snapshot 9 Oct 2026
- valuation_snapshotsestimate for 72511025· as of 9 Oct 2026
Rental economics25.5/40
gross yield 8.2%; range width penalty ×1.00
- valuation_snapshotsrent estimate 2150/mo (range 2050-2250)· as of 9 Oct 2026· verify before relying on this
Stress margin5.6/30
stressed cash flow +121/mo, +6% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); passes the stress
- underwriting_assumptionscosts not disclosed by the advert· as of 30 Oct 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 258 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 30 Oct 2026
Risk & liquidity12.8/15
264 sales/12mo in area; valuation range width 20%
- 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 sensitivityScores 70+ up to £252,000

£236,000£362,000

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£315,000

At the asking price

Monthly rent£2,150/mo

Evidenced range £2,050-£2,250

Interest rate5.4%

Loan to value75%

Cash required: £101,550
Net cash flow: £425/mo
Cash on cash: 5.0%
Score at this price: 44

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 2.02 - 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 72511025Valuation edge · as of 9 Oct 2026
valuation_snapshotsrent estimate 2150/mo (range 2050-2250)Rental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 30 Oct 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 30 Oct 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth

Risks

What could kill this deal

Score confidence is reduced
fewer independent sources agree, or a component could not be scored
Rental economics needs verification before you rely on it
rent estimate 2150/mo (range 2050-2250)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 258 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. Set your walk-away price before viewing - above £252,000 the deal stops scoring well.
Computed by re-running the score at higher prices.
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£319,000

Rent Estimate (pcm)£2,150

Gross Yield8.19%

1y Growth+185.8%

3y Growth+1.2%

5y Growth+4.5%

10y Growth+5.5%

Last Sold Price£92,995 (2000-12-21)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonModerate
MiningUnknown
LandslideModerate
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0LS11 5DX

Approval Rate

-12mo

Development

low

26/05702/TR
G1: Crown lift to approx 6m above ground level. G2: Crown lift to remaining trees from northern boundary through to eastern boundary and up to the entrance road.
Pending
26/05676/CLP
Certificate of Proposed Lawful Development for conversion of the garage to habitable accommodation; single storey extension to the rear
Pending
26/05450/FU
Change of use of vacant land for use as a car park ancillary to the school with associated resurfacing works
Pending

View Planning Timeline