Flat 6, Meridian House, 2 Artist Street, Armley, Leeds, LS12 2EW

UPRN:72759410Flat/Maisonette2 bedsBuilt -

LeaseholdCouncil Tax: Band AEPC: E (45)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoOwnership· freshEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

Flat 6, Meridian House, 2 Artist Street, Armley, Leeds, LS12 2EW

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

19 of 21 sources

Sale Estimate

£89,000

£84k - £93kHigh

Estimate

£89k

Range

£84k – £93k

Rent Estimate (pcm)

£450

£400 - £500

Monthly

£450

Yield

6.00%

Verdict

Derived from HomePortfolio scores

Flat 6 earns an INVESTIGATE rating with HP Score 54/100. Investment score 54/100 reflects moderate fundamentals. Crime intensity is elevated. Walkability is good (72/100). 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

54/ 100

Mixed

Investment Score

54/ 100

Moderate

Crime Score

92/ 100

Elevated

Walkability

72/ 100

High

Transit & Bike

Transit 32Bike 57

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Reduced confidence2 independent sourcesListing checked 4 Nov 2026

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

Valuation edge2.5/15
claims [AVM -1.1% (HIGH), sold-comps +50.5%, £/sqft +50.5%] → 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 (HIGH confidence) · snapshot 9 Oct 2026
- valuation_snapshotsestimate for 72759410· as of 9 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 7.7%· as of 7 Nov 2026
Rental economics22.4/40
gross yield 7.8% on contractual rent (listing-disclosed tenancy); contractual 695/mo far above the 450/mo estimate - credited at the 1.3x cap, verify
- listing_factscontractual rent 695/mo (tenanted)· as of 4 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -139/mo, -24% 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 4 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 338 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
427 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

£67,500£103,500

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£90,000

At the asking price

Monthly rent£450/mo

Evidenced range £400-£500

Interest rate5.4%

Loan to value75%

Cash required: £28,300
Net cash flow: £8/mo
Cash on cash: 0.3%
Score at this price: 40

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.48 - 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 72759410Valuation edge · as of 9 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 7.7%Valuation edge · as of 7 Nov 2026
listing_factscontractual rent 695/mo (tenanted)Rental economics · as of 4 Nov 2026 · verify before relying on this
listing_factsservice charge / ground rent from 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 reduced
fewer independent sources agree, or a component could not be scored
Rental economics needs verification before you rely on it
contractual rent 695/mo (tenanted)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 338 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£89,000

Rent Estimate (pcm)£450

Gross Yield6.00%

1y Growth-

3y Growth+1.2%

5y Growth+4.1%

10y Growth+3.6%

Last Sold Price£90,000 (2020-02-27)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonModerate
MiningLow
LandslideModerate
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0LS12 2EW

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
26/05683/ADV
Two non-illuminated fascia signs
Pending
26/05773/LI
Listed building application for refurbishment of cells A4, C3, C4, D3, D4 & E3; works include new sanitary fittings, new ventilation with ducting taken through the wall and connected to external security ventilation louvres. Windows in each room to be replaced with new safety enhanced secure cell windows. Upgrading existing wall to meet current moj standards
Pending

View Planning Timeline

Ownership

Corporate Ownership66.2%
Overseas OwnershipNo
Lease Term Remaining144 yrs
CovenantsNone
Lease TypeLeasehold
Last Ownership Change2020-02-27
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

6 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£31,679

Population Density-

Owner Occupied26%

Age Distribution

0-15 24%16-64 68%65+ 8%

View Area Profile

Schools Nearby

Castleton Primary School
0.3 mi
Good
Holy Family Catholic Primary School
0.4 mi
Report card2026
Ofsted no longer awards a single overall grade.
Rosebank Primary School
0.5 mi
Good
Luminate Education Group
0.5 mi
-

1 of 10 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Meridian House, 2 Artist Street
-
£42k
-
Meridian House, 2 Artist Street
-
£42k
-
Meridian House, 2 Artist Street
-
£50k
-
Meridian House, 2 Artist Street
-
£48k
-

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