8 The Pines, Leeds, LS17 8GB

UPRN:72652747Purpose Built Flat2 bedsBuilt 2007 onwards

LeaseholdCouncil Tax: Band CEPC: D (62)

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

HP Score

/ 100

Mixed

Verdict

today

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

Evidence

19 of 21 sources

Sale Estimate

£160,000

£152k - £168kHigh

Estimate

£160k

Range

£152k – £168k

Rent Estimate (pcm)

£750

£700 - £850

Monthly

£750

Yield

5.63%

Verdict

Derived from HomePortfolio scores

8 The Pines earns an INVESTIGATE rating with HP Score 72/100. Investment score 58/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (58/100). 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 covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

72/ 100

Mixed

Investment Score

58/ 100

Moderate

Crime Score

21/ 100

Moderate

Walkability

58/ 100

Moderate

Transit & Bike

Transit 24Bike 44

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

listing is 'Sold subject to contract' - sale already progressing, not an actionable opportunity

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

Economics

What happens to your money

Your assumptions

Purchase price£159,950

At the asking price

Monthly rent£750/mo

Evidenced range £700-£850

Interest rate5.4%

Loan to value75%

Cash required: £49,985
Net cash flow: -£21/mo
Cash on cash: -0.5%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.39 - clears the usual 1.25 test. These are your assumptions, not evidence: only the pre-filled rent and price come from the record.

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion

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

Plan

Before you offer

1. 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£160,000

Rent Estimate (pcm)£750

Gross Yield5.63%

1y Growth+4.4%

3y Growth+1.9%

5y Growth+2.3%

10y Growth+3.9%

Last Sold Price£152,000 (2020-08-28)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningLow
LandslideModerate
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

1LS17 8GB

Approval Rate

-12mo

Development

low

26/06057/FU
Alterations and extensions to detached dwelling, incorporating: demolition of garage structure and the erection of part single, part two storey extensions, with associated external fenestration alterations & associated external and internal works
Pending
26/06029/CLP
Certificate of Proposed Lawful Development for an extension to the gable and dormer window to the rear
Pending
26/05989/FU
Single storey side and rear extension
Pending

View Planning Timeline

Ownership

Corporate Ownership63.4%
Overseas OwnershipNo
Lease Term Remaining106 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2020-08-28
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

4 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£31,679

Population Density468 /km²

Owner Occupied81%

Age Distribution

0-15 22%16-64 58%65+ 20%

View Area Profile

Schools Nearby

Wigton Moor Primary School
0.5 mi
Outstanding
Talbot Primary School
0.6 mi
Inspected as Talbot Primary School (URN 107908) on 28 Mar 2023
Highfield Primary School
0.7 mi
Outstanding
Allerton Grange School
0.9 mi
Good

6 of 13 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

6 The Pines
-
£167k
-
7 The Pines
-
£160k
-
12 The Pines
-
£168k
-
14 The Pines
-
£398k
-

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