8 Bonaire, Gotts Road, Leeds, LS12 1DL

UPRN:72519087Flat/Maisonette1 bedsBuilt 2003-2006

LeaseholdCouncil Tax: -EPC: C (80)

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

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

18 of 21 sources

Sale Estimate

£137,000

£130k - £144kHigh

Estimate

£137k

Range

£130k – £144k

Rent Estimate (pcm)

£700

£650 - £750

Monthly

£700

Yield

7.00%

Verdict

Derived from HomePortfolio scores

8 Bonaire earns an INVESTIGATE rating with HP Score 61/100. Investment score 65/100 reflects moderate fundamentals. Crime intensity is elevated. Walkability is good (74/100). 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

61/ 100

Mixed

Investment Score

65/ 100

Moderate

Crime Score

81/ 100

Elevated

Walkability

74/ 100

High

Transit & Bike

Transit 38Bike 46

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Reduced confidence2 independent sourcesLead to verifyListing checked 3 Nov 2026

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

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 edge2.5/15
claims [AVM +12.4% (HIGH), sold-comps +19.5%, £/sqft +19.3%] → measured edge +0.50pp 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 72519087· as of 9 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 11.5%· as of 21 Oct 2026
Rental economics14.6/40
gross yield 7.0%; range width penalty ×0.91
- valuation_snapshotsrent estimate 700/mo (range 650-750)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -122/mo, -17% 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 3 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 1 price cut(s), 56 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 3 Nov 2026
Risk & liquidity14.6/15
427 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

£90,000£138,000

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£120,000

At the asking price

Monthly rent£700/mo

Evidenced range £650-£750

Interest rate5.4%

Loan to value75%

Cash required: £37,300
Net cash flow: £80/mo
Cash on cash: 2.6%
Score at this price: 32

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.73 - 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 72519087Valuation edge · as of 9 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 11.5%Valuation edge · as of 21 Oct 2026
valuation_snapshotsrent estimate 700/mo (range 650-750)Rental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 3 Nov 2026 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 3 Nov 2026

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 700/mo (range 650-750)
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.
1 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£137,000

Rent Estimate (pcm)£700

Gross Yield7.00%

1y Growth-

3y Growth+1.2%

5y Growth+4.1%

10y Growth+3.6%

Last Sold Price£135,000 (2022-10-05)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonModerate
MiningLow
LandslideModerate
Air QualityLow
NoiseHigh

View Full Risk Report

Planning Activity

Recent Apps

0LS12 1DL

Approval Rate

-12mo

Development

low

26/05683/ADV
Two non-illuminated fascia signs
Pending
26/05962/LI
Listed building application for internal alterations associated with refurbishment of existing bar to form live music venue, including wall, floor and ceiling finishes, removal of raised floor and alterations to fitted furniture, window shutters and balustrades; replacement of cellar cooling equipment and repair of existing goods lift; installation of new signage
Pending
26/05895/ADV
Double-sided digital free-standing unit advertisement displays
Pending

View Planning Timeline