Flat 2, Linfield, Grove Road, Headingley, Leeds, LS6 2AB

UPRN:72570761Flat/Maisonette2 bedsBuilt 2003-2006

LeaseholdCouncil Tax: Band CEPC: C (75)

Data freshness:Listing· freshPrice Paid· freshPlanning· 3mo agoOwnership· freshEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 4mo agoAmenities· 2mo agoArea· Census 2021

Flat 2, Linfield, Grove Road, Headingley, Leeds, LS6 2AB

HP Score

/ 100

Strong

Verdict

yesterday

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

Evidence

19 of 21 sources

Sale Estimate

£249,000

£236k - £261kHigh

Estimate

£249k

Range

£236k – £261k

Rent Estimate (pcm)

£900

£850 - £1k

Monthly

£900

Yield

4.70%

Verdict

Derived from HomePortfolio scores

Flat 2 earns an INVESTIGATE rating with HP Score 83/100. Investment score 76/100 reflects strong fundamentals. Crime intensity is low. Walkability is good (82/100). 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 covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

83/ 100

Strong

Investment Score

76/ 100

High

Crime Score

20/ 100

Moderate

Walkability

82/ 100

High

Transit & Bike

Transit 32Bike 53

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 3 Nov 2026

This rests largely on a single source. Treat the score as a prompt to investigate, not a conclusion.

Valuation edge0/15
claims [AVM +7.6% (HIGH), sold-comps -1.8%, £/sqft -1.8%] → 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 (HIGH confidence) · snapshot 10 Oct 2026
- valuation_snapshotsestimate for 72570761· as of 10 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 20.3%· as of 30 Oct 2026
Rental economics0/40
gross yield 4.7%; range width penalty ×0.87
- valuation_snapshotsrent estimate 900/mo (range 850-1000)· as of 10 Oct 2026· verify before relying on this
- listing_factslisting text signals condition works - budget before trusting any yield· as of 3 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -558/mo, -62% of rent (6.75% on a 75% loan; disclosed service charge and ground rent); fails the stress - earns nothing
- listing_factsservice charge / ground rent from the advert· as of 3 Nov 2026
Seller motivationNot scored
context, not scored: 1 price cut(s), 108 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
302 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

£172,500£264,500

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£230,000

At the asking price

Monthly rent£900/mo

Evidenced range £850-£1,000

Interest rate5.4%

Loan to value75%

Cash required: £72,400
Net cash flow: -£153/mo
Cash on cash: -2.5%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.16 - 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 72570761Valuation edge · as of 10 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 20.3%Valuation edge · as of 30 Oct 2026
valuation_snapshotsrent estimate 900/mo (range 850-1000)Rental economics · as of 10 Oct 2026 · verify before relying on this
listing_factslisting text signals condition works - budget before trusting any yieldRental economics · as of 3 Nov 2026 · verify before relying on this
listing_factsservice charge / ground rent from the advertStress margin · as of 3 Nov 2026

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
rent estimate 900/mo (range 850-1000)
Rental economics needs verification before you rely on it
listing text signals condition works - budget before trusting any yield

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£249,000

Rent Estimate (pcm)£900

Gross Yield4.70%

1y Growth-6.9%

3y Growth+3.9%

5y Growth+2.5%

10y Growth+4.7%

Last Sold Price£207,000 (2020-10-19)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonModerate
MiningLow
LandslideModerate
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

1LS6 2AB

Approval Rate

100%12mo

Development

low

26/06235/COND
Consent, agreement, or approval required by conditions 3 (cycle parking), 5 (EV chargers), 6 (bin stores) and 7 (phase 1 desk study) of 25/03490/DPD
Pending
26/06054/LI
Listed building application for a new fence to side boundary of front and rear garden
Pending
26/06229/TR
T1 Ash: Crown clean/re-organise reducing exposed branches by up to 2m max diameter of 50mm.
Pending

View Planning Timeline

Ownership

Corporate Ownership83.6%
Overseas OwnershipNo
Lease Term Remaining999+ yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2020-10-19
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

17 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£31,679

Population Density6,743 /km²

Owner Occupied40%

Age Distribution

0-15 12%16-64 79%65+ 9%

View Area Profile

Schools Nearby

Shire Oak VC Primary School
0.0 mi
Good
Ormston School
0.1 mi
Good
Lighthouse Futures Trust
0.1 mi
-
Spring Bank Primary School
0.4 mi
Inspected as Spring Bank Primary School (URN 107890) on 12 Oct 2021

3 of 11 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Linfield Grove Road
-
£242k
-
Linfield Grove Road
-
£260k
-
Linfield Grove Road
-
£240k
-
Linfield Grove Road
-
£255k
-

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