26 Victoria Court, Leeds, LS15 8SJ

UPRN:72516762Purpose Built Flat2 bedsBuilt 2003-2006

LeaseholdCouncil Tax: Band BEPC: C (73)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoEPC· 4mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 3mo agoAmenities· 2mo agoArea· Census 2021

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

20 of 21 sources

Sale Estimate

£128,000

£122k - £135kHigh

Estimate

£128k

Range

£122k – £135k

Rent Estimate (pcm)

£450

£400 - £500

Monthly

£450

Yield

4.16%

Verdict

Derived from HomePortfolio scores

26 Victoria Court earns an INVESTIGATE rating with HP Score 67/100. Investment score 59/100 reflects moderate fundamentals. Crime intensity is moderate. Walkability is limited (60/100). 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

67/ 100

Mixed

Investment Score

59/ 100

Moderate

Crime Score

38/ 100

Elevated

Walkability

60/ 100

Moderate

Transit & Bike

Transit 36Bike 57

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceLead to verifyListing checked 6 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 edge2.3/15
claims [AVM -1.5% (HIGH), sold-comps +3.0%, £/sqft +2.8%] → measured edge +0.47pp 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 72516762· as of 9 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 8 comps, dispersion 13.4%· as of 23 Oct 2026
Rental economics3.2/40
gross yield 5.4% on contractual rent (listing-disclosed tenancy); contractual 750/mo far above the 450/mo estimate - credited at the 1.3x cap, verify
- listing_factscontractual rent 750/mo (tenanted)· as of 6 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -248/mo, -42% 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 6 Nov 2026· verify before relying on this
Seller motivationNot scored
no listing-history inputs (first published date, price changes)
Risk & liquidity14.6/15
361 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

£97,500£149,500

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£129,950

At the asking price

Monthly rent£450/mo

Evidenced range £400-£500

Interest rate5.4%

Loan to value75%

Cash required: £40,385
Net cash flow: -£127/mo
Cash on cash: -3.8%
Score at this price: 20

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.03 - below 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 72516762Valuation edge · as of 9 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 8 comps, dispersion 13.4%Valuation edge · as of 23 Oct 2026
listing_factscontractual rent 750/mo (tenanted)Rental economics · as of 6 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 6 Nov 2026 · verify before relying on this
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth

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 750/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. 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£128,000

Rent Estimate (pcm)£450

Gross Yield4.16%

1y Growth-

3y Growth+2.0%

5y Growth+2.9%

10y Growth+4.5%

Last Sold Price£108,000 (2006-05-26)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0LS15 8SJ

Approval Rate

-12mo

Development

low

26/06072/CLP
Certificate of Proposed Lawful Development for an extension to the gable, dormer window to the rear and rooflights to the front
Pending
26/05875/FU
Demolition of existing detached dwelling, erection of one new detached dwelling, with new driveway and parking spaces to rear
Pending
26/9/00159/MOD
Reserved Matters Application for matters relating to appearance, landscaping, layout and scale of the residential dwellings including the provision of 250 dwellings pursuant to approval 20/04464/OT. NON-MATERIAL AMENDMENT to 22/07335/RM - relocation of bin and cycle stores, provision of permanent car club space, amendment of brick type to garages of plots 186 and 232, amendment to apartment landscaping and footpath link to ELOR.
Pending

View Planning Timeline

Ownership

Corporate Ownership61.7%
Overseas OwnershipNo
Lease Term Remaining100 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2006-05-26
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

13 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£31,679

Population Density2,572 /km²

Owner Occupied54%

Age Distribution

0-15 24%16-64 64%65+ 12%

View Area Profile

Schools Nearby

Manston Primary
0.2 mi
Good
Manston St James Primary Academy
0.3 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
St Theresa's Catholic Primary School
0.3 mi
Good
John Smeaton Academy
0.3 mi
Good

3 of 15 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

30 Victoria Court
-
£120k
-
11 Victoria Court
-
£120k
-
29 Victoria Court
-
£111k
-
37 Victoria Court
-
£105k
-

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