Flat 1, 2 Well Lane, Leeds, LS7 4PQ

UPRN:72761279Purpose Built Flat2 bedsBuilt -

LeaseholdCouncil Tax: Band CEPC: D (61)

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

£213k - £260kMedium

Estimate

£237k

Range

£213k – £260k

Rent Estimate (pcm)

£1,250

£1k - £1k

Monthly

£1,250

Yield

9.38%

Verdict

Derived from HomePortfolio scores

Flat 1 earns an INVESTIGATE rating with HP Score 68/100. Investment score 59/100 reflects moderate fundamentals. Crime intensity is elevated. Walkability is good (84/100). 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

68/ 100

Mixed

Investment Score

59/ 100

Moderate

Crime Score

63/ 100

Elevated

Walkability

84/ 100

High

Transit & Bike

Transit 33Bike 32

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

2 live adverts with different prices, types or bedrooms on one UPRN (£160,000-£190,000) - several homes collapsed onto one address, so the UPRN's valuation describes none of them

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£160,000

At the asking price

Monthly rent£1,250/mo

Evidenced range £1,150-£1,300

Interest rate5.4%

Loan to value75%

Cash required: £50,000
Net cash flow: £325/mo
Cash on cash: 7.8%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 2.31 - clears the usual 1.25 test. These are your assumptions, not evidence: only the pre-filled rent and price come from the record.

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion

Property risk deep-dive →flood, subsidence, crime, environment - the full domain

Plan

Before you offer

1. 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)£1,250

Gross Yield9.38%

1y Growth-

3y Growth+1.1%

5y Growth+7.8%

10y Growth+4.5%

Last Sold Price£205,000 (2017-07-31)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningLow
LandslideModerate
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0LS7 4PQ

Approval Rate

-12mo

Development

low

26/06195/TR
T1 Cedar: To remove to ground level.
Pending
26/06097/TR
T1: Beech, 5m crown lift and 3m Lateral reduction away from the house T2: Beech, 6m crown lift
Pending
26/06066/FU
Retropective application for single storey rear extension and erection of new sliding gates to rear
Pending

View Planning Timeline

Ownership

Corporate Ownership62.1%
Overseas OwnershipNo
Lease Term Remaining240 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2017-07-31
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

9 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£31,679

Population Density6,244 /km²

Owner Occupied42%

Age Distribution

0-15 10%16-64 75%65+ 15%

View Area Profile

Schools Nearby

Chapel Allerton Primary School
0.2 mi
Good
St Matthew's Church of England Primary School
0.2 mi
Inspected as St Matthew's Church of England Aided Primary School (URN 108047) on 27 Feb 2020
Al Kauthar Girls Academy
0.5 mi
Inspected by ISI
Immaculate Heart of Mary Catholic Primary School, A Voluntary Academy
0.6 mi
Good

5 of 13 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

2 Well Lane
-
£235k
-
2 Well Lane
-
£180k
-
5 The Hawthorns, 6 Well Lane
-
£165k
-
The Hawthorns, 6 Well Lane
-
£185k
-

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