6 Bexley Hall, Hall Road, Leeds, LS12 1AU

UPRN:72664176Purpose Built Flat1 bedsBuilt before 1900

LeaseholdCouncil Tax: -EPC: D (57)

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

6 Bexley Hall, Hall Road, Leeds, LS12 1AU

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

£64,000

£61k - £67kHigh

Estimate

£64k

Range

£61k – £67k

Rent Estimate (pcm)

£300

£300 - £350

Monthly

£300

Yield

6.00%

Verdict

Derived from HomePortfolio scores

6 Bexley Hall earns an INVESTIGATE rating with HP Score 64/100. Investment score 64/100 reflects moderate fundamentals. Crime intensity is elevated. Walkability is excellent (91/100). 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

64/ 100

Mixed

Investment Score

64/ 100

Moderate

Crime Score

75/ 100

Elevated

Walkability

91/ 100

Excellent

Transit & Bike

Transit 62Bike 55

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 31 Oct 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 edge0/15
claims [AVM +6.2% (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 72664176· as of 9 Oct 2026
Rental economics6.9/40
gross yield 6.0%; range width penalty ×0.87
- valuation_snapshotsrent estimate 300/mo (range 300-350)· as of 9 Oct 2026· verify before relying on this
- listing_factslisting text signals condition works - budget before trusting any yield· as of 31 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -163/mo, -54% 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 31 Oct 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 0 price cut(s), 265 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 & liquidity14.8/15
427 sales/12mo in area; valuation range width 9%
- 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

£45,000£69,000

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£60,000

At the asking price

Monthly rent£300/mo

Evidenced range £300-£350

Interest rate5.4%

Loan to value75%

Cash required: £19,300
Net cash flow: £5/mo
Cash on cash: 0.3%
Score at this price: 22

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.48 - 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 72664176Valuation edge · as of 9 Oct 2026
valuation_snapshotsrent estimate 300/mo (range 300-350)Rental economics · as of 9 Oct 2026 · verify before relying on this
listing_factslisting text signals condition works - budget before trusting any yieldRental economics · as of 31 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 31 Oct 2026 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 31 Oct 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 300/mo (range 300-350)
Rental economics needs verification before you rely on it
listing text signals condition works - budget before trusting any yield

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£64,000

Rent Estimate (pcm)£300

Gross Yield6.00%

1y Growth-

3y Growth+1.2%

5y Growth+4.1%

10y Growth+3.6%

Last Sold Price£64,000 (2015-06-25)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonModerate
MiningLow
LandslideModerate
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0LS12 1AU

Approval Rate

-12mo

Development

low

26/05773/LI
Listed building application for refurbishment of cells A4, C3, C4, D3, D4 & E3; works include new sanitary fittings, new ventilation with ducting taken through the wall and connected to external security ventilation louvres. Windows in each room to be replaced with new safety enhanced secure cell windows. Upgrading existing wall to meet current moj standards
Pending
26/05639/CLP
Certificate of Proposed Lawful Development for an extension to the gable, dormer window to the rear and rooflight to the front
Pending
26/05472/DHH
4.00m single storey rear extension, 3.30m to ridge height and 2.75m to eaves
Pending

View Planning Timeline

Ownership

Corporate Ownership66.2%
Overseas OwnershipNo
Lease Term Remaining999+ yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2015-06-25
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

21 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£31,679

Population Density-

Owner Occupied15%

Age Distribution

0-15 22%16-64 67%65+ 11%

View Area Profile

Schools Nearby

Christ Church Upper Armley Church of England Primary School
0.3 mi
Good
St Bartholomew's CofE Voluntary Controlled Primary School
0.3 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
Armley Park Primary School
0.4 mi
Good
Five Lanes Primary School
0.4 mi
Good

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

View All Schools

Comparables

View All

Bexley Hall Hall Road
-
£70k
-
Bexley Hall Hall Road
-
£70k
-
Bexley Hall Hall Road
-
£69k
-
Bexley Hall Hall Road
-
£65k
-

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