Rockside, Springfield, Boston Spa, Wetherby, LS23 6EB

UPRN:72547174-Beds -Built before 1900

Tenure: -Council Tax: Band DEPC: C (71)

Data freshness:Listing· freshPrice Paid· freshPlanning· 3mo agoEPC· freshRisk· 5mo agoConnectivity· 1mo agoSchools· 4mo agoAmenities· 1mo agoArea· Census 2021Council Tax· 4mo ago

Rockside, Springfield, Boston Spa, Wetherby, LS23 6EB

HP Score

/ 100

Strong

Verdict

today

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

Evidence

17 of 21 sources

Sale Estimate

£398,000

£318k - £478kLow

Estimate

£398k

Range

£318k – £478k

Rent Estimate (pcm)

-- - --

Verdict

Derived from HomePortfolio scores

Rockside earns an INVESTIGATE rating with HP Score 80/100. Investment score 65/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (67/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. 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)Defra 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

80/ 100

Strong

Investment Score

65/ 100

Moderate

Crime Score

9/ 100

Low

Walkability

67/ 100

Moderate

Transit & Bike

Transit 17Bike 33

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

headline score requires valuation_edge (estimate confidence LOW below scoring floor)
headline score requires rental_economics (no rent estimate available)

What we could establish

Risk & liquidity9.2/15
93 sales/12mo in area; valuation range width 40%
- property_intelligencetransactions_12mo

Withholding a score is deliberate. A number built on missing or stale inputs would look more certain than the evidence allows.

Evidence

Where every number comes from

portal_listingsprice_changes + first_published_dateSeller motivation · as of 4 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth Valuation methodology

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion
Valuation edge could not be scored
estimate confidence LOW below scoring floor
Rental economics could not be scored
no rent estimate available

Plan

Before you offer

1. Fill the valuation edge gap before relying on the score.
estimate confidence LOW below scoring floor
2. Fill the rental economics gap before relying on the score.
no rent estimate available
3. Fill the stress margin gap before relying on the score.
no rent to stress
4. 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£398,000

Rent Estimate (pcm)-

Gross Yield-

1y Growth-

3y Growth+7.0%

5y Growth+5.2%

10y Growth+3.5%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonModerate
MiningUnknown
LandslideLow
Air QualityLow
NoiseBelow 40 dB

View Full Risk Report

Planning Activity

Recent Apps

1LS23 6EB

Approval Rate

-12mo

Development

low

26/06058/LI
Variation of condition 2 (Approved Plans) to previously approved Planning Application 25/05928/LI for amendments to the internal arrangement including revised room arrangements, kitchen and sanitary facilities, partitions, internal doors and openings, stair-headroom alterations, chandelier support and basement wall finishes
Pending
26/06038/CLP
Certificate of Proposed Lawful Development for modification of an existing single storey rear extension, adjoined with a new infill extension to the rear elevation; replacement of the existing front porch extension; dormer window to the rear; installation of an open-slatted timber pergola to the side garden; installation of a new log burner flue on the side elevation and installation of new solar PV panels and skylight on the front elevation roof; re-tiling of the main roof, replacement fascia, soffits and rainwater goods, alterations to existing windows and removal of existing chimney stack.
Pending
26/06008/TR
Flowering cherry tree adjacent to boundary wall. Application to reduce canopy by 50%
Pending

View Planning Timeline