2501 Bridgewater Place, Water Lane, Leeds, LS11 5QB

UPRN:72571704Purpose Built Flat1 bedsBuilt 2003-2006

LeaseholdCouncil Tax: -EPC: C (78)AI-Powered Intelligence

Data freshness:Listing· freshPrice Paid· 2mo agoPlanning· 2mo agoEPC· 4mo agoRisk· 3mo agoCrime· freshConnectivity· 3mo agoSchools· 2mo agoAmenities· 3mo agoArea· Census 2021

2501 Bridgewater Place, Water Lane, Leeds, LS11 5QB

Location map - no listing photos available

HP Score

/ 100

Mixed

Verdict

today

BUY
Strong fundamentals
INVESTIGATE
Mixed signals - investigate
AVOID
High risk factors

Confidence

Medium

Sale Estimate

£98,000

£93k - £102kHigh

Estimate

£98k

Range

£93k – £102k

Rent Estimate (pcm)

£550

£500 - £600Medium

Monthly

£550

Yield

5.83%

AI Verdict

Derived from HomePortfolio scores

AI summary

2501 Bridgewater Place earns a INVESTIGATE rating with HP Score 59/100. Investment score 61/100 reflects moderate fundamentals. Crime intensity is elevated. Walkability is excellent (89/100). Flood risk is rated very low. Tenure is leasehold. Verdict and headline figures are derived from the live HomePortfolio API; narrative deep-dives below combine real signals with modelled analytics.

Key SourcesEPC RegisterZoopla ListingsHP Property IntelligenceOfcom Connected NationsMobile Coveragevalue historyplanning signalsgaz salesHP Walkability v2ONS Census 2021Police.ukPlanIt / LA PortalsHMLR CCODHMLR CovenantsHMLR Price PaidEnvironment Agency RoFRaSDefra Noise MapOSM AmenitiesOfsted / GIAS

HP Score

59/ 100

Moderate

Investment Score

61/ 100

Moderate

100

Crime Score

100/ 100

Elevated

Walkability

89/ 100

Excellent

Transit & Bike

Excellent

Real Data

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceListing checked 17 Sept 2026

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

Valuation edge0/40
claims [AVM +0.0% (HIGH)] → consensus +0.0% → credited 0.0% after backtest shrinkage; single-source claim - capped pending corroboration
- zoopla_valuationsestimate for 72571704· as of 12 Aug 2026
Rental economics14.5/30
gross yield 6.7%; range width penalty ×0.84
- zoopla_valuationsrent estimate 550/mo (range 500-600)· as of 12 Aug 2026· verify before relying on this
Seller motivation10/20
1 price cut(s), 281 days on market; calibration: cuts mark staleness, credited as negotiation context only
- zoopla_listingsprice_changes + first_published_date· as of 17 Sept 2026
Risk & liquidity9.9/10
286 sales/12mo in area; valuation range width 9%
- property_intelligencetransactions_12mo

4 of 4 components scored. Calibrated against 6,141 realised listing→HMLR-sale outcomes, estimates taken as-of listing month. A large discount from one source alone is capped - independent sources must agree before it counts fully.

Economics

What happens to your money

Price sensitivity

£73,500£112,500

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£98,000

At the asking price

Monthly rent£550/mo

Evidenced range £500-£600

Interest rate5.4%

Loan to value75%

Cash required: £30,700
Net cash flow: £50/mo
Cash on cash: 2.0%
Score at this price: 34

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.66 - 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

zoopla_valuationsestimate for 72571704Valuation edge · as of 12 Aug 2026
zoopla_valuationsrent estimate 550/mo (range 500-600)Rental economics · as of 12 Aug 2026
zoopla_listingsprice_changes + first_published_dateSeller motivation · as of 17 Sept 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
Rental economics needs verification before you rely on it
rent estimate 550/mo (range 500-600)

Property risk deep-dive →flood, subsidence, crime, environment - the full domain

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 discount as unconfirmed - compare recent sold prices on the street yourself before pricing an offer around it.
Only one independent source currently supports the valuation edge.
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£98,000

Rent Estimate (pcm)£550

Gross Yield5.83%

1y Growth+75.6%

3y Growth+2.4%

5y Growth+5.8%

10y Growth+5.6%

Last Sold Price£148,500 (2019-11-14)

View Market Details

Risk Overview

Flood RiskVery low
Subsidence1
RadonModerate
MiningUnknown
Landslide2
Air QualityUnknown
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0LS11 5QB

Approval Rate

-12mo

Development

low

26/04871/FU
Front extension and raised roof to accommodate MOT station
Pending
26/04888/FU
Retrospective change of use from C3 dwelling to 4 person HMO
Pending
26/04990/COND
Consent agreement or approval required by condition 3 (hard and soft landscaping) of planning application 19/05506/RM
Pending

View Planning Timeline