9 The Willows, Fenton Gate, Middleton, Leeds, LS10 4FT
UPRN:72661963Purpose Built Flat2 bedsBuilt 2012 onwards
LeaseholdCouncil Tax: Band BEPC: C (70)
Data freshness:Listing· 4mo agoListing: stale, refreshed 4mo ago (2026-07-16T04:00:03.725784+00:00)Price Paid· freshPrice Paid: fresh, refreshed 5d ago (2026-11-01T14:23:35.643027+00:00)Planning· 4mo agoPlanning: stale, refreshed 4mo ago (2026-07-10T08:28:39.325895+00:00)EPC· 6mo agoEPC: stale, refreshed 6mo ago (2026-05-20T10:58:39.129138+00:00)Risk· 5mo agoRisk: stale, refreshed 5mo ago (2026-06-18T00:00:00+00:00)Connectivity· 1mo agoConnectivity: ageing, refreshed 1mo ago (2026-10-03T06:43:10.905825+00:00)Schools· 3mo agoSchools: stale, refreshed 3mo ago (2026-08-06T07:49:20.947654+00:00)Amenities· 1mo agoAmenities: ageing, refreshed 1mo ago (2026-09-23T00:00:00+00:00)Area· Census 2021Area: static reference data (Census 2021); authoritative and does not refresh
HP Score
78
/ 100
Strong
Verdict
yesterday
- Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Strong fundamentals; flood risk not assessed
Evidence
19 of 21 sourcesSale Estimate
£116,000
£110k - £121kHigh
Estimate
£116k
Range
£110k – £121k
Rent Estimate (pcm)
£600
£550 - £650
Monthly
£600
Yield
6.21%
Verdict
Derived from HomePortfolio scores
9 The Willows earns an INVESTIGATE rating with HP Score 78/100. Investment score 69/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (59/100). 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 covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS
78
HP Score
78/ 100
Strong
69
Investment Score
69/ 100
Moderate
14
Crime Score
14/ 100
Low
59
Walkability
59/ 100
Moderate
Transit & Bike
Transit 29Bike 43
Walk Score, out of 100
Valuation & Market
Sale Estimate£116,000
Rent Estimate (pcm)£600
Gross Yield6.21%
1y Growth-2.0%
3y Growth+3.4%
5y Growth+3.1%
10y Growth+4.5%
Last Sold Price£86,995 (2013-10-11)
Risk Overview
- Flood RiskUnknown
- SubsidenceLow
- RadonModerate
- MiningUnknown
- LandslideModerate
- Air QualityLow
- NoiseLow
Planning Activity
Recent Apps
0LS10 4FT
Approval Rate
-12mo
Development
low
- Pending26/04881/FUConstruction of outbuilding to rear
- Pending26/05898/DHH5.17m single storey rear extension, 3.90m to ridge height and 2.51m to eaves
- Pending26/05651/FUFirst floor side extension; new ground floor window to front to form conversion of garage to habitable space
Ownership
- Corporate Ownership47.2%
- Overseas OwnershipNo
- Lease Term Remaining104 yrs
- CovenantsRestrictive
- Lease TypeLeasehold
- Last Ownership Change2013-10-11
- SourceLand Registry
Connectivity
Broadband (Standard)
1 Mbps
Mobile 4G/5G Coverage
EEThreeO2Vodafone
EV Charger
-
PTAL Rating
-
Area Profile
Median EarningsLocal authority£31,679
Population Density4,707 /km²
Owner Occupied72%
Age Distribution
0-15 20%16-64 72%65+ 8%
Schools Nearby
- Cockburn Laurence Calvert Academy0.2 miGood
- Sharp Lane Primary School0.3 miGood
- Elements Primary School0.3 miGood
- Clapgate Primary School0.6 miGood
2 of 13 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.
Comparables
- The Willows Fenton Gate-£125k-
- The Willows Fenton Gate-£125k-
- The Willows Fenton Gate-£111k-
- The Willows Fenton Gate-£135k-