118 Echo Central, Cross Green Lane, Leeds, LS9 8FL

UPRN:72659881Purpose Built Flat1 bedsBuilt 2007 onwards

LeaseholdCouncil Tax: -EPC: C (78)

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

118 Echo Central, Cross Green Lane, Leeds, LS9 8FL

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

20 of 21 sources

Sale Estimate

£98,000

£88k - £108kMedium

Estimate

£98k

Range

£88k – £108k

Rent Estimate (pcm)

£550

£550 - £600

Monthly

£550

Yield

4.40%

Verdict

Derived from HomePortfolio scores

118 Echo Central earns an INVESTIGATE rating with HP Score 68/100. Investment score 68/100 reflects moderate fundamentals. Crime intensity is moderate. Walkability is good (71/100). 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 company ownershipHM Land Registry covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

68/ 100

Mixed

Investment Score

68/ 100

Moderate

Crime Score

59/ 100

Elevated

Walkability

71/ 100

High

Transit & Bike

Transit 50Bike 51

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 11 Nov 2026

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

Check before relying on this score: leasehold with no service charge disclosed - the stress test assumes GBP 0. It ranks after every home whose inputs are verified.

Valuation edge-0.6/15
claims [AVM -53.1% (MEDIUM), sold-comps -54.6%, £/sqft -54.7%] → measured edge -0.12pp of the ask; on later-registered sales an AVM discount carried no edge and a sold-evidence gap at most +0.5pp; asking more than 10% above the estimate (measured -0.33pp)
Market estimate used (MEDIUM confidence) · snapshot 9 Nov 2026
- valuation_snapshotsestimate for 72659881· as of 9 Nov 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 13.7%· as of 13 Nov 2026
Rental economics5.8/40
gross yield 5.7% on contractual rent (listing-disclosed tenancy); contractual 1000/mo far above the 550/mo estimate - credited at the 1.3x cap, verify
- listing_factscontractual rent 1000/mo (tenanted)· as of 11 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -237/mo, -33% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); fails the stress - earns nothing; leasehold with no service charge disclosed - the stress assumes GBP 0
- underwriting_assumptionscosts not disclosed by the advert· as of 11 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 0 price cut(s), 43 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 11 Nov 2026
Risk & liquidity12.8/15
348 sales/12mo in area; valuation range width 20%
- 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

£112,500£172,500

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£150,000

At the asking price

Monthly rent£550/mo

Evidenced range £550-£600

Interest rate5.4%

Loan to value75%

Cash required: £46,800
Net cash flow: -£125/mo
Cash on cash: -3.2%
Score at this price: 18

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.09 - 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 72659881Valuation edge · as of 9 Nov 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 13.7%Valuation edge · as of 13 Nov 2026
listing_factscontractual rent 1000/mo (tenanted)Rental economics · as of 11 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 11 Nov 2026 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 11 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
contractual rent 1000/mo (tenanted)
Stress margin needs verification before you rely on it
costs not disclosed by the advert

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. 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 Yield4.40%

1y Growth+35.0%

3y Growth+1.2%

5y Growth+3.5%

10y Growth+4.5%

Last Sold Price£105,000 (2023-01-18)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonModerate
MiningUnknown
LandslideLow
Air QualityLow
NoiseHigh

View Full Risk Report

Planning Activity

Recent Apps

0LS9 8FL

Approval Rate

-12mo

Development

low

26/06286/COND
Consent, agreement or approval of the Biodiversity Condition to Planning Application 25/07502/FU
Pending
26/05513/ADV
Four static illuminated fascia signs; 2 non-illuminated fascia signs; eighteen window graphics
Pending
26/05869/FU
Installation of multi use games area with 3m high fencing; outdoor amenity seating; and lighting
Pending

View Planning Timeline

Ownership

Corporate Ownership63.1%
Overseas OwnershipNo
Lease Term Remaining135 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2023-01-18
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

9 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£31,679

Population Density7,496 /km²

Owner Occupied20%

Age Distribution

0-15 23%16-64 69%65+ 8%

View Area Profile

Schools Nearby

Mount St Mary's Catholic High School
0.2 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
The Ruth Gorse Academy
0.3 mi
Outstanding
Richmond Hill Academy
0.3 mi
Good
University Technical College Leeds
0.3 mi
Good

3 of 10 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Echo Central Cross Green Lane
-
£175k
-
Echo Central Cross Green Lane
-
£90k
-
Echo Central Cross Green Lane
-
£90k
-
Echo Central Cross Green Lane
-
£83k
-

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