Flat 86, Horsforth Mill, Low Lane, Horsforth, Leeds, LS18 4GS

UPRN:72762838Purpose Built Flat1 bedsBuilt -

LeaseholdCouncil Tax: Band BEPC: C (76)

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

Flat 86, Horsforth Mill, Low Lane, Horsforth, Leeds, LS18 4GS

HP Score

/ 100

Strong

Verdict

today

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

Evidence

18 of 21 sources

Sale Estimate

-- - --

Rent Estimate (pcm)

-- - --

Verdict

Derived from HomePortfolio scores

Flat 86 earns an INVESTIGATE rating with HP Score 79/100. Crime intensity is low. Walkability is limited (55/100). 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 coverageHM 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

79/ 100

Strong

Investment Score

No data

Crime Score

22/ 100

Moderate

Walkability

55/ 100

Moderate

Transit & Bike

Transit 57Bike 24

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

headline score requires rental_economics (no rent estimate available)

What we could establish

Valuation edge0/15
claims [sold-comps -6.1%, £/sqft -6.3%] → 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; AVM excluded (no market estimate available)
no market estimate available · snapshot 10 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 20.5%· as of 24 Oct 2026
Risk & liquidity9/15
274 sales/12mo in area
- property_intelligencetransactions_12mo

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

Evidence

Where every number comes from

property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 20.5%Valuation edge · as of 24 Oct 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 2 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
Rental economics could not be scored
no rent estimate available
Stress margin could not be scored
no rent to stress

Plan

Before you offer

1. Fill the rental economics gap before relying on the score.
no rent estimate available
2. Fill the stress margin gap before relying on the score.
no rent to stress
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-

Rent Estimate (pcm)-

Gross Yield-

1y Growth+19.2%

3y Growth+1.4%

5y Growth+1.9%

10y Growth+2.8%

Last Sold Price£168,000 (2024-03-13)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonModerate
MiningLow
LandslideModerate
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0LS18 4GS

Approval Rate

-12mo

Development

low

26/05790/CLP
Certificate of Proposed Lawful Development for replacement gate to front; fences to front and sides
Pending
26/05682/COND
Consent, agreement or approval of condition 8 (Levels) and 33 (Arboricultural Method Statement) to planning application 14/06918/OT
Pending
26/05696/TR
T1 - To reduce Magnolia by 50% maintaining shape and form. G3 - To cut back boundary trees to the rear of the property back to boundary to give 3 metre clearance.
Approved

View Planning Timeline

Ownership

Corporate Ownership68.1%
Overseas OwnershipNo
Lease Term Remaining241 yrs
CovenantsNone
Lease TypeLeasehold
Last Ownership Change2024-03-13
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

10 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£31,679

Population Density-

Owner Occupied61%

Age Distribution

0-15 15%16-64 72%65+ 13%

View Area Profile

Schools Nearby

Hawksworth Wood Primary School
0.3 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Abbey Grange Church of England Academy
0.5 mi
Report card2026
Ofsted no longer awards a single overall grade.
St Mary's Catholic Primary School, Horsforth
0.6 mi
Outstanding
Broadgate Primary School
0.7 mi
Good

5 of 12 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Horsforth Mill Low Lane
-
£258k
-
Horsforth Mill Low Lane
-
£200k
-
Horsforth Mill Low Lane
-
£270k
-
Horsforth Mill Low Lane
-
£245k
-

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