Apartment B, High Winds, 513 Harrogate Road, Leeds, LS17 7DU

UPRN:72699703Flat/Maisonette3 bedsBuilt 2012 onwards

LeaseholdCouncil Tax: Band GEPC: B (82)

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

Apartment B, High Winds, 513 Harrogate Road, Leeds, LS17 7DU

HP Score

/ 100

Strong

Verdict

yesterday

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Strong fundamentals; flood risk not assessed

Evidence

20 of 21 sources

Sale Estimate

£1,359,000

£1.22M - £1.50MMedium

Estimate

£1.36M

Range

£1.22M – £1.50M

Rent Estimate (pcm)

£6,550

£6k - £7k

Monthly

£6,550

Yield

6.05%

Verdict

Derived from HomePortfolio scores

Apartment B earns an INVESTIGATE rating with HP Score 81/100. Investment score 69/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (69/100). 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

81/ 100

Strong

Investment Score

69/ 100

Moderate

Crime Score

8/ 100

Low

Walkability

69/ 100

Moderate

Transit & Bike

Transit 25Bike 27

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceLead to verifyListing checked 6 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 edge2.5/15
claims [AVM +4.3% (MEDIUM), sold-comps +37.1%, £/sqft +37.1%] → measured edge +0.50pp 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 (MEDIUM confidence) · snapshot 9 Oct 2026
- valuation_snapshotsestimate for 72699703· as of 9 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 4 comps, dispersion 7.1%· as of 4 Nov 2026
Rental economics7.2/40
gross yield 6.0%; range width penalty ×0.86
- valuation_snapshotsrent estimate 6550/mo (range 6000-7100)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -800/mo, -12% 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 6 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 0 price cut(s), 297 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 6 Nov 2026
Risk & liquidity12.8/15
369 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

£975,000£1,495,000

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£1,300,000

At the asking price

Monthly rent£6,550/mo

Evidenced range £6,000-£7,100

Interest rate5.4%

Loan to value75%

Cash required: £465,050
Net cash flow: £147/mo
Cash on cash: 0.4%
Score at this price: 22

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.49 - 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 72699703Valuation edge · as of 9 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 4 comps, dispersion 7.1%Valuation edge · as of 4 Nov 2026
valuation_snapshotsrent estimate 6550/mo (range 6000-7100)Rental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 6 Nov 2026 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 6 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
rent estimate 6550/mo (range 6000-7100)
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. 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£1,359,000

Rent Estimate (pcm)£6,550

Gross Yield6.05%

1y Growth-

3y Growth+1.9%

5y Growth+2.3%

10y Growth+3.9%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningLow
LandslideModerate
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0LS17 7DU

Approval Rate

-12mo

Development

low

26/05941/CLP
Certificate of Proposed Lawful Development for a replacement porch to the front
Pending
26/05434/FU
Works to link existing balconies to form one rear balcony; replacement windows and doors, rainwater goods, fascias and soffits throughout; relandscaping of rear garden to form decking, patio and swimming pool with associated works. Increase in the height of the garden fence.
Pending
26/05512/FU
Demolition of single storey side element and erection of new single storey side and rear extension; demolition of single storey front extension and erection of two storey front extension; reroofing throughout incorporating raising of ridge height with roof lights to rear; new canopy to rear; replacement windows and doors; alterations to cladding and render finishes
Pending

View Planning Timeline