21 Manor Fold, New Road Side, Horsforth, Leeds, LS18 4DG

UPRN:72572947Purpose Built Flat2 bedsBuilt 1996-2002

LeaseholdCouncil Tax: -EPC: C (71)

Data freshness:Price Paid· freshPlanning· 4mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 3mo agoAmenities· 1mo agoArea· Census 2021

21 Manor Fold, New Road Side, Horsforth, Leeds, LS18 4DG

HP Score

/ 100

Strong

Verdict

yesterday

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

Evidence

17 of 21 sources

Sale Estimate

£180,000

£171k - £189kHigh

Estimate

£180k

Range

£171k – £189k

Rent Estimate (pcm)

£950

£850 - £1k

Monthly

£950

Yield

6.33%

Verdict

Derived from HomePortfolio scores

21 Manor Fold earns an INVESTIGATE rating with HP Score 75/100. Investment score 65/100 reflects moderate fundamentals. Crime intensity is low. Walkability is good (75/100). 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

75/ 100

Strong

Investment Score

65/ 100

Moderate

Crime Score

28/ 100

Moderate

Walkability

75/ 100

High

Transit & Bike

Transit 39Bike 48

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceListing checked 6 Nov 2026

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

Valuation edge2.5/15
claims [AVM +0.0% (HIGH), sold-comps +4.3%, £/sqft +4.2%] → 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 72572947· as of 9 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 6 comps, dispersion 17.3%· as of 22 Oct 2026
Rental economics9.4/40
gross yield 6.3%; range width penalty ×0.88
- valuation_snapshotsrent estimate 950/mo (range 850-1000)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -276/mo, -29% 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 6 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 238 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 6 Nov 2026
Risk & liquidity14.6/15
274 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

£135,000£207,000

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£180,000

At the asking price

Monthly rent£950/mo

Evidenced range £850-£1,000

Interest rate5.4%

Loan to value75%

Cash required: £56,400
Net cash flow: £50/mo
Cash on cash: 1.1%
Score at this price: 26

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.56 - 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 72572947Valuation edge · as of 9 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 6 comps, dispersion 17.3%Valuation edge · as of 22 Oct 2026
valuation_snapshotsrent estimate 950/mo (range 850-1000)Rental economics · as of 9 Oct 2026 · verify before relying on this
listing_factsservice charge / ground rent from the advertStress margin · as of 6 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 6 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 950/mo (range 850-1000)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 238 days on market; homes with a cut sold 0.2-0.3pp further below the cut ask, which is not an edge

Property risk deep-dive →

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£180,000

Rent Estimate (pcm)£950

Gross Yield6.33%

1y Growth-

3y Growth+1.4%

5y Growth+1.9%

10y Growth+2.8%

Last Sold Price£162,500 (2021-08-11)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonModerate
MiningLow
LandslideModerate
Air QualityLow
NoiseHigh

View Full Risk Report

Planning Activity

Recent Apps

0LS18 4DG

Approval Rate

-12mo

Development

low

26/06178/TR
T1- Birch. Remove to ground level.
Pending
26/05974/TR
T26 English oak - Cut back to clear phone wires by 0.5m T34 Beech - Sympathetically reduce overall height by 30% and reshape on completion to reduce sail area. T38 Sycamore - Cut back to clear phone wires by 0.5m T40 Sycamore - Cut back to clear phone wires by 0.5m T41 Whitebeam - Remove hanging limb T128 Leyland cypress - Reduce height by 50% 3 Sept-27 To reduce risk of failure
Pending
26/05933/FU
Part single storey, part two storey rear extension
Pending

View Planning Timeline