8 Heathcliffe Court, Bruntcliffe Road, Morley, Leeds, LS27 0LN

UPRN:72654489Flat/Maisonette2 bedsBuilt 2003-2006

LeaseholdCouncil Tax: -EPC: D (67)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoAmenities· 1mo agoArea· Census 2021

8 Heathcliffe Court, Bruntcliffe Road, Morley, Leeds, LS27 0LN

HP Score

/ 100

Mixed

Verdict

3 days ago

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

Evidence

18 of 21 sources

Sale Estimate

£113,000

£107k - £119kHigh

Estimate

£113k

Range

£107k – £119k

Rent Estimate (pcm)

£600

£550 - £650

Monthly

£600

Yield

6.55%

Verdict

Derived from HomePortfolio scores

8 Heathcliffe Court earns an INVESTIGATE rating with HP Score 71/100. Investment score 58/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (60/100). 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

71/ 100

Mixed

Investment Score

58/ 100

Moderate

Crime Score

27/ 100

Moderate

Walkability

60/ 100

Moderate

Transit & Bike

Transit 27Bike 19

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 31 Oct 2026

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

Valuation edge0/15
claims [AVM +2.7% (HIGH)] → 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 9 Oct 2026
- valuation_snapshotsestimate for 72654489· as of 9 Oct 2026
Rental economics10.7/40
gross yield 6.5%; range width penalty ×0.87
- valuation_snapshotsrent estimate 600/mo (range 550-650)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -237/mo, -40% 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 31 Oct 2026
Seller motivationNot scored
context, not scored: 1 price cut(s), unknown 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 31 Oct 2026
Risk & liquidity14.5/15
497 sales/12mo in area; valuation range width 11%
- 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

£82,500£126,500

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£110,000

At the asking price

Monthly rent£600/mo

Evidenced range £550-£650

Interest rate5.4%

Loan to value75%

Cash required: £34,300
Net cash flow: £44/mo
Cash on cash: 1.5%
Score at this price: 25

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.62 - 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 72654489Valuation edge · as of 9 Oct 2026
valuation_snapshotsrent estimate 600/mo (range 550-650)Rental economics · as of 9 Oct 2026 · verify before relying on this
listing_factsservice charge / ground rent from the advertStress margin · as of 31 Oct 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 31 Oct 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth

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 600/mo (range 550-650)
Seller motivation could not be scored
context, not scored: 1 price cut(s), unknown 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. 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£113,000

Rent Estimate (pcm)£600

Gross Yield6.55%

1y Growth-

3y Growth+0.8%

5y Growth+1.1%

10y Growth+4.1%

Last Sold Price£129,000 (2006-12-20)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonModerate
MiningUnknown
LandslideModerate
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0LS27 0LN

Approval Rate

-12mo

Development

low

26/05977/TR
T1 Mature previously pollarded sycamore, tree stands at the end of park avenue outside number 87 (westwood), proposed work to reduce height to 10 meters and width to 5 meters, so removing 8 meters in height and 3 meters in width.
Pending
26/05883/COND
Consent, agreement, or approval required by condition 4 (BREEAM certification) of application 25/06850/RM
Pending
26/05396/COND
Consent, agreement or approval required by condition 3 (Materials) of Planning Application 26/00905/FU
Pending

View Planning Timeline

Ownership

Corporate Ownership61.7%
Overseas OwnershipNo
Lease Term Remaining129 yrs
CovenantsNone
Lease TypeLeasehold
Last Ownership Change2006-12-20
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

8 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£31,679

Population Density-

Owner Occupied77%

Age Distribution

0-15 15%16-64 62%65+ 23%

View Area Profile

Schools Nearby

Bruntcliffe Academy
0.2 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
St Francis Catholic Primary School, Morley
0.7 mi
Good
Fountain Primary School
0.7 mi
Inspected as Fountain Primary School (URN 134973) on 24 Nov 2021
The Morley Academy
0.8 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.

5 of 14 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Heathcliffe Court Bruntcliffe Road
-
£167k
-
Heathcliffe Court Bruntcliffe Road
-
£120k
-
Heathcliffe Court Bruntcliffe Road
-
£140k
-
Heathcliffe Court Bruntcliffe Road
-
£113k
-

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