Flat 28, Tate House, 5–7 New York Road, Leeds, LS2 7QW

UPRN:72749437Flat/Maisonette2 bedsBuilt 2012-2021

LeaseholdCouncil Tax: Band DEPC: D (61)

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

Flat 28, Tate House, 5–7 New York Road, Leeds, LS2 7QW

HP Score

/ 100

Strong

Verdict

3 days ago

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

Evidence

20 of 21 sources

Sale Estimate

£190,000

£171k - £209kMedium

Estimate

£190k

Range

£171k – £209k

Rent Estimate (pcm)

£1,150

£1k - £1k

Monthly

£1,150

Yield

9.86%

Verdict

Derived from HomePortfolio scores

Flat 28 earns an INVESTIGATE rating with HP Score 80/100. Investment score 87/100 reflects strong fundamentals. Crime intensity is moderate. Walkability is excellent (98/100). 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

80/ 100

Strong

Investment Score

87/ 100

Excellent

Crime Score

57/ 100

Elevated

Walkability

98/ 100

Excellent

Transit & Bike

Transit 100Bike 52

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Reduced confidence2 independent sourcesLead to verifyListing checked 2 Nov 2026

Fewer independent sources agree, or a component could not be scored.

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 +26.3% (MEDIUM), sold-comps +21.8%, £/sqft +21.8%] → 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 72749437· as of 9 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 23.8%· as of 1 Nov 2026
Rental economics32/40
gross yield 9.0% on contractual rent (listing-disclosed tenancy)
- listing_factscontractual rent 1050/mo (tenanted)· as of 2 Nov 2026
Stress margin4.9/30
stressed cash flow +51/mo, +5% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); passes the stress; leasehold with no service charge disclosed - the stress assumes GBP 0
- underwriting_assumptionscosts not disclosed by the advert· as of 2 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 0 price cut(s), 52 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 2 Nov 2026
Risk & liquidity12.8/15
36 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 sensitivityScores 70+ up to £115,500

£105,000£161,000

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£140,000

At the asking price

Monthly rent£1,150/mo

Evidenced range £1,100-£1,200

Interest rate5.4%

Loan to value75%

Cash required: £43,600
Net cash flow: £324/mo
Cash on cash: 8.9%
Score at this price: 52

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 2.43 - 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 72749437Valuation edge · as of 9 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 23.8%Valuation edge · as of 1 Nov 2026
listing_factscontractual rent 1050/mo (tenanted)Rental economics · as of 2 Nov 2026
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 2 Nov 2026 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 2 Nov 2026

Risks

What could kill this deal

Score confidence is reduced
fewer independent sources agree, or a component could not be scored
Stress margin needs verification before you rely on it
costs not disclosed by the advert
Seller motivation could not be scored
context, not scored: 0 price cut(s), 52 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. Set your walk-away price before viewing - above £115,500 the deal stops scoring well.
Computed by re-running the score at higher prices.
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£190,000

Rent Estimate (pcm)£1,150

Gross Yield9.86%

1y Growth-

3y Growth-0.2%

5y Growth+0.0%

10y Growth+3.2%

Last Sold Price£156,500 (2016-11-30)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonModerate
MiningLow
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0LS2 7QW

Approval Rate

-12mo

Development

low

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
26/05962/LI
Listed building application for internal alterations associated with refurbishment of existing bar to form live music venue, including wall, floor and ceiling finishes, removal of raised floor and alterations to fitted furniture, window shutters and balustrades; replacement of cellar cooling equipment and repair of existing goods lift; installation of new signage
Pending

View Planning Timeline

Ownership

Corporate Ownership34.5%
Overseas OwnershipNo
Lease Term Remaining114 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2016-11-30
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

16 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£31,679

Population Density7,790 /km²

Owner Occupied15%

Age Distribution

0-15 23%16-64 70%65+ 7%

View Area Profile

Schools Nearby

Leeds College of Building
0.2 mi
-
Leeds Mathematics School
0.3 mi
-
Leeds College of Music
0.3 mi
-
St Peter's Church of England Primary School
0.4 mi
Inspected as St Peter's Church of England Primary School, Leeds (URN 108050) on 22 Nov 2023

2 of 8 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Tate House, 5 - 7 New York Road
-
£270k
-
Tate House, 5 - 7 New York Road
-
£90k
-
Tate House, 5 - 7 New York Road
-
£90k
-
Tate House, 5 - 7 New York Road
-
£280k
-

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