Flat 2, 42 Park Place, Leeds, LS1 2RY

UPRN:72747599Converted Flat2 bedsBuilt 2012-2021

LeaseholdCouncil Tax: Band CEPC: C (76)

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

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

£203,000

£163k - £244kLow

Estimate

£203k

Range

£163k – £244k

Rent Estimate (pcm)

£1,150

£1k - £1k

Monthly

£1,150

Yield

5.87%

Verdict

Derived from HomePortfolio scores

Flat 2 earns an INVESTIGATE rating with HP Score 59/100. Investment score 54/100 reflects moderate fundamentals. Crime intensity is elevated. Walkability is excellent (99/100). 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

59/ 100

Mixed

Investment Score

54/ 100

Moderate

100

Crime Score

100/ 100

Elevated

Walkability

99/ 100

Excellent

Transit & Bike

Transit 100Bike 52

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

headline score requires valuation_edge (estimate confidence LOW below scoring floor)

What we could establish

Rental economics6.6/40
gross yield 5.9%; range width penalty ×0.94
- valuation_snapshotsrent estimate 1150/mo (range 1050-1200)· as of 12 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -464/mo, -40% of rent (6.75% on a 75% loan; disclosed service charge and ground rent); fails the stress - earns nothing
- listing_factsservice charge / ground rent from the advert· as of 3 Nov 2026
Risk & liquidity9.3/15
49 sales/12mo in area; valuation range width 40%
- property_intelligencetransactions_12mo

Withholding a score is deliberate. A number built on missing or stale inputs would look more certain than the evidence allows.

Economics

What happens to your money

Your assumptions

Purchase price£235,000

At the asking price

Monthly rent£1,150/mo

Evidenced range £1,050-£1,200

Interest rate5.4%

Loan to value75%

Cash required: £74,000
Net cash flow: £3/mo
Cash on cash: 0.0%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.45 - 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_snapshotsrent estimate 1150/mo (range 1050-1200)Rental economics · as of 12 Oct 2026 · verify before relying on this
listing_factsservice charge / ground rent from the advertStress margin · as of 3 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 3 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth Valuation methodology

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion
Valuation edge could not be scored
estimate confidence LOW below scoring floor
Rental economics needs verification before you rely on it
rent estimate 1150/mo (range 1050-1200)

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. Fill the valuation edge gap before relying on the score.
estimate confidence LOW below scoring floor
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£203,000

Rent Estimate (pcm)£1,150

Gross Yield5.87%

1y Growth-

3y Growth-13.7%

5y Growth-3.3%

10y Growth+0.7%

Last Sold Price£215,000 (2021-06-25)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonModerate
MiningLow
LandslideModerate
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0LS1 2RY

Approval Rate

-12mo

Development

low

26/9/00171/MOD
New entrance portal to wrap main entrance and pass doors, replacement of revolving door with circle sliding doors, replacement of Level 06 terrace swing doors with sliding doors, new facade lighting, new finishes to arrival podium and access routes, reconfiguration of roof level plant and addition of an air source heat pump and new air handling units with new plant screen, new external landscaping works including resurfacing of the podium space and ramp, installation of new bench seating and reconfiguration of the entrance steps with tiered planters - NON MATERIAL AMENDMENT TO 24/05854/FU - The sliding doors on the level 6 terrace are no longer required to be replaced and the existing swing doors will remain in-situ.
Pending
26/06050/TR
T1 Pear: Fell - retrospective application following failure during storm event. Emergency tree work.
Approved
26/06020/COND
Consent, agreement, or approval required by condition 4 of 26/04073/LI. Heritage Feature Protection Report (dated 22.10.2026)
Pending

View Planning Timeline