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25 Willow Way, Whinmoor, Leeds, LS14 2EZ

UPRN:72740324Terrace Property3 bedsBuilt 2012-2021
FreeholdCouncil Tax: Band CEPC: C (80)
Data freshness:Listing· 3mo agoListing: stale, refreshed 3mo ago (2026-07-26T04:00:02.045797+00:00)Price Paid· freshPrice Paid: fresh, refreshed 3d ago (2026-11-01T14:24:22.768512+00:00)Planning· 4mo agoPlanning: stale, refreshed 4mo ago (2026-07-10T09:42:28.279688+00:00)EPC· 4mo agoEPC: stale, refreshed 4mo ago (2026-07-01T02:04:50.057738+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 refreshCouncil Tax· 4mo agoCouncil Tax: stale, refreshed 4mo ago (2026-07-03T07:41:16.386402+00:00)
25 Willow Way, Whinmoor, Leeds, LS14 2EZ

HP Score

Mixed
Verdict
3 days ago
  • Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.

    Mixed signals - investigate

Evidence
19 of 21 sources
Sale Estimate
£260,000
£247k - £273kHigh
Estimate
£260k
Range
£247k – £273k
Rent Estimate (pcm)
£1,600
£2k - £2k
Monthly
£1,600
Yield
7.38%

Verdict

Derived from HomePortfolio scores

25 Willow Way earns an INVESTIGATE rating with HP Score 66/100. Investment score 64/100 reflects moderate fundamentals. Crime intensity is moderate. Walkability is limited (47/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is freehold. 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
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HP Score
66/ 100
Mixed
Investment Score
64/ 100
Moderate
Crime Score
39/ 100
Elevated
Walkability
47/ 100
Mixed
Transit & Bike
Transit 36Bike 54
Walk Score, out of 100

Valuation & Market

Sale Estimate£260,000
Rent Estimate (pcm)£1,600
Gross Yield7.38%
1y Growth+9.5%
3y Growth+5.5%
5y Growth+4.4%
10y Growth+5.7%
Last Sold Price£211,000 (2019-07-19)
View Market Details

Risk Overview

  • Flood RiskUnknown
  • SubsidenceLow
  • RadonLow
  • MiningLow
  • LandslideLow
  • Air QualityLow
  • NoiseLow
View Full Risk Report

Planning Activity

Recent Apps
0LS14 2EZ
Approval Rate
-12mo
Development
low
  • 26/05816/FU
    Demolition of existing side extension; construction of single storey side extension
    Pending
  • 26/05570/FU
    Reburbishment and single storey extension to rear of ambulance station including the re cladding of the whole building, new windows and doors and solar panels to roof; creation of additional seven car parking spaces to side and existing boundary fencing extended around site
    Pending
  • 26/9/00154/MOD
    Reserved Matters planning application for matters relating to access, appearance, landscaping, layout and scale of the residential dwelling including the provision of 528 dwellings pursuant to outline application 20/04464/OT. NON MATERIAL AMENDMENT to 23/00848/RM A revision to the roof construction specification for detached garages and two-storey dwellings, resulting in a five-degree alteration to the finished roof pitch, and the addition of a shared 3-metre footpath/cycleway link.
    Pending
View Planning Timeline

Ownership

  • Corporate Ownership58.5%
  • Overseas OwnershipNo
  • Lease Term Remaining-
  • CovenantsRestrictive
  • Lease TypeFreehold
  • Last Ownership Change2019-07-19
  • SourceLand Registry
View Ownership Details

Connectivity

Broadband (Standard)
10 Mbps
Mobile 4G/5G Coverage
EEThreeO2Vodafone
EV Charger
-
PTAL Rating
-
View Connectivity Map

Area Profile

Median EarningsLocal authority£31,679
Population Density7,000 /km²
Owner Occupied58%
Age Distribution
0-15 23%16-64 65%65+ 12%
View Area Profile

Schools Nearby

  • White Laith Primary School
    0.2 mi
    Good
  • Grimes Dyke Primary School
    0.3 mi
    Area grades2025

    Inspected after Ofsted withdrew the single overall grade.

  • Swarcliffe Primary School
    0.6 mi
    -
  • Fieldhead Carr Primary School
    0.7 mi
    Good

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

View All Schools

Comparables

View All
  • 11 Willow Way
    -
    £145k
    -
  • 5 Willow Way
    -
    £145k
    -
  • 32 Willow Way
    -
    £265k
    -
  • 8 Willow Way
    -
    £275k
    -