36 Westgate, Wetherby, LS22 6NJ

UPRN:72758517Flat/Maisonette3 bedsBuilt before 1900

LeaseholdCouncil Tax: Band BEPC: D (67)

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

HP Score

/ 100

Mixed

Verdict

today

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Mixed signals - investigate

Evidence

20 of 21 sources

Sale Estimate

£237,000

£225k - £248kHigh

Estimate

£237k

Range

£225k – £248k

Rent Estimate (pcm)

£900

£850 - £1k

Monthly

£900

Yield

4.70%

Verdict

Derived from HomePortfolio scores

36 Westgate earns an INVESTIGATE rating with HP Score 72/100. Investment score 70/100 reflects moderate fundamentals. Crime intensity is moderate. Walkability is good (83/100). 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

72/ 100

Mixed

Investment Score

70/ 100

Moderate

Crime Score

54/ 100

Elevated

Walkability

83/ 100

High

Transit & Bike

Transit 28Bike 63

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 31 Oct 2026

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

Valuation edge0/15
claims [AVM +3.0% (HIGH)] → 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 72758517· as of 9 Oct 2026
Rental economics0/40
gross yield 4.7%; range width penalty ×0.87
- valuation_snapshotsrent estimate 900/mo (range 850-1000)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -449/mo, -50% 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 31 Oct 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 244 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 31 Oct 2026
Risk & liquidity14.7/15
227 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

£172,500£264,500

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£230,000

At the asking price

Monthly rent£900/mo

Evidenced range £850-£1,000

Interest rate5.4%

Loan to value75%

Cash required: £72,400
Net cash flow: -£153/mo
Cash on cash: -2.5%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.16 - below 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 72758517Valuation edge · as of 9 Oct 2026
valuation_snapshotsrent estimate 900/mo (range 850-1000)Rental economics · as of 9 Oct 2026 · verify before relying on this
listing_factsservice charge / ground rent from the advertStress margin · as of 31 Oct 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 31 Oct 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth

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 900/mo (range 850-1000)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 244 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. 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£237,000

Rent Estimate (pcm)£900

Gross Yield4.70%

1y Growth-

3y Growth+4.3%

5y Growth+0.1%

10y Growth+3.5%

Last Sold Price£175,000 (2017-04-13)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0LS22 6NJ

Approval Rate

-12mo

Development

low

26/06003/FU
Change of Use from Bank to Estate Agents Office (Class E) and alterations to shop frontage
Pending
26/9/00165/MOD
Part two and single-storey side link extension with associated alterations to existing garage and forming balcony with balustrading above, first floor rear extension and associated landscaping NON MATERIAL AMENDMENT to 26/04258/FU Amendments to fenestration
Pending
26/05857/TR
T1 Beech: Carry out light pruning works on roadside area of the tree to reduce laterally elongated branches growing over the road to leave a balanced crown and remove any deadwood over the path. Max wound size not greater that 50mm in diameter.
Pending

View Planning Timeline

Ownership

Corporate Ownership63%
Overseas OwnershipNo
Lease Term Remaining999+ yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2017-04-13
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

21 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£31,679

Population Density338 /km²

Owner Occupied53%

Age Distribution

0-15 13%16-64 55%65+ 32%

View Area Profile

Schools Nearby

Crossley Street Primary School
0.1 mi
Outstanding
St Joseph's Catholic Primary School, Wetherby
0.2 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Wetherby High School
0.4 mi
Good
St James' Church of England Voluntary Controlled Primary School
0.5 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.

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

View All Schools

Comparables

View All

52 Westgate
-
£595k
-
66 Westgate
-
£330k
-
36A Westgate
-
£127k
-
52 Westgate
-
£495k
-

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