10 Poplar Place, Whinmoor, Leeds, LS14 2FG

UPRN:72741504Detached House4 bedsBuilt -

FreeholdCouncil Tax: Band DEPC: B (82)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 3mo agoAmenities· 1mo agoArea· Census 2021Council Tax· 4mo ago

10 Poplar Place, Whinmoor, Leeds, LS14 2FG

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

£421,000

£400k - £442kHigh

Estimate

£421k

Range

£400k – £442k

Rent Estimate (pcm)

£2,050

£2k - £2k

Monthly

£2,050

Yield

5.79%

Verdict

Derived from HomePortfolio scores

10 Poplar Place earns an INVESTIGATE rating with HP Score 72/100. Investment score 70/100 reflects strong fundamentals. Crime intensity is low. Walkability is limited (30/100). 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 company ownershipHM Land Registry covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

72/ 100

Mixed

Investment Score

70/ 100

High

Crime Score

17/ 100

Moderate

Walkability

30/ 100

Mixed

Transit & Bike

Transit 31Bike 46

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 4 Nov 2026

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

Valuation edge0/15
claims [AVM -1.0% (HIGH), sold-comps -12.1%, £/sqft -12.1%] → 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 72741504· as of 9 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 7 comps, dispersion 11.1%· as of 23 Oct 2026
Rental economics5.7/40
gross yield 5.8%; range width penalty ×0.91
- valuation_snapshotsrent estimate 2050/mo (range 1900-2200)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -416/mo, -20% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); fails the stress - earns nothing
- underwriting_assumptionscosts not disclosed by the advert· as of 4 Nov 2026
Seller motivationNot scored
context, not scored: 1 price cut(s), 198 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 4 Nov 2026
Risk & liquidity14.6/15
349 sales/12mo in area; valuation range width 10%
- 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

£319,000£488,500

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£425,000

At the asking price

Monthly rent£2,050/mo

Evidenced range £1,900-£2,200

Interest rate5.4%

Loan to value75%

Cash required: £140,050
Net cash flow: -£15/mo
Cash on cash: -0.1%
Score at this price: 20

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.43 - 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 72741504Valuation edge · as of 9 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 7 comps, dispersion 11.1%Valuation edge · as of 23 Oct 2026
valuation_snapshotsrent estimate 2050/mo (range 1900-2200)Rental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 4 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 4 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 2050/mo (range 1900-2200)
Seller motivation could not be scored
context, not scored: 1 price cut(s), 198 days on market; homes with a cut sold 0.2-0.3pp further below the cut ask, which is not an edge

Property risk deep-dive →

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. Ask the agent why the price was reduced and whether a previous sale fell through.
1 price cut(s) recorded on the listing history.
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£421,000

Rent Estimate (pcm)£2,050

Gross Yield5.79%

1y Growth-17.1%

3y Growth+5.5%

5y Growth+4.4%

10y Growth+5.7%

Last Sold Price£239,950 (2016-06-24)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningLow
LandslideModerate
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0LS14 2FG

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