Flat A208 Block A, Alexandra Park, Willow Road, Leeds, LS4 2EH

UPRN:72792847Purpose Built Flat1 bedsBuilt 2019

LeaseholdCouncil Tax: Band AEPC: C (79)

Data freshness:Listing· freshPrice Paid· freshPlanning· 3mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 1mo agoArea· Census 2021

Flat A208 Block A, Alexandra Park, Willow Road, Leeds, LS4 2EH

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

18 of 21 sources

Sale Estimate

£164,000

£156k - £172kHigh

Estimate

£164k

Range

£156k – £172k

Rent Estimate (pcm)

£800

£700 - £850

Monthly

£800

Yield

6.00%

Verdict

Derived from HomePortfolio scores

Flat A208 Block A earns an INVESTIGATE rating with HP Score 71/100. Investment score 65/100 reflects moderate fundamentals. Crime intensity is moderate. 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 NationsMarket 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)ONS 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

71/ 100

Mixed

Investment Score

65/ 100

Moderate

Crime Score

42/ 100

Elevated

Walkability

No data

Transit & Bike

No data

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceListing checked 2 Nov 2026

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

Valuation edge0/15
claims [AVM +2.4% (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 12 Oct 2026
- valuation_snapshotsestimate for 72792847· as of 12 Oct 2026
Rental economics19.7/40
gross yield 7.5% on contractual rent (listing-disclosed tenancy)
- listing_factscontractual rent 995/mo (tenanted)· as of 2 Nov 2026
Stress margin0/30
stressed cash flow -137/mo, -14% 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 2 Nov 2026
Seller motivationNot scored
context, not scored: 1 price cut(s), 107 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 & liquidity14.7/15
96 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

£120,000£184,000

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£160,000

At the asking price

Monthly rent£800/mo

Evidenced range £700-£850

Interest rate5.4%

Loan to value75%

Cash required: £50,000
Net cash flow: £14/mo
Cash on cash: 0.3%
Score at this price: 34

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 72792847Valuation edge · as of 12 Oct 2026
listing_factscontractual rent 995/mo (tenanted)Rental economics · as of 2 Nov 2026
listing_factsservice charge / ground rent from the advertStress margin · as of 2 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 2 Nov 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
Seller motivation could not be scored
context, not scored: 1 price cut(s), 107 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 →flood, subsidence, crime, environment - the full domain

Plan

Before you offer

1. Ask the agent why the price was reduced and whether a previous sale fell through.
1 price cut(s) recorded on the listing history.
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£164,000

Rent Estimate (pcm)£800

Gross Yield6.00%

1y Growth-1.9%

3y Growth+1.0%

5y Growth+3.4%

10y Growth+4.5%

Last Sold Price£159,995 (2023-06-22)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonModerate
MiningLow
LandslideModerate
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

1LS4 2EH

Approval Rate

100%12mo

Development

low

26/05683/ADV
Two non-illuminated fascia signs
Pending
26/06074/CLE
Certificate of Existing Lawful Development for Use as a house in multiple occupation
Pending
26/06081/FU
New dormer window to front
Pending

View Planning Timeline

Ownership

Corporate Ownership74.3%
Overseas OwnershipNo
Lease Term Remaining245 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2023-06-22
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

9 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£31,679

Population Density6,963 /km²

Owner Occupied17%

Age Distribution

0-15 12%16-64 84%65+ 4%

View Area Profile

Schools Nearby

Burley St Matthias Church of England Voluntary Controlled Primary School
0.2 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Kirkstall Valley Primary School
0.4 mi
Report card2026
Ofsted no longer awards a single overall grade.
Rosebank Primary School
0.5 mi
Good
Brudenell Primary School
0.6 mi
Good

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

View All Schools

Comparables

View All

Block A Alexandra Park Willow Road
-
£63k
-
Block A Alexandra Park Willow Road
-
£33k
-
Block A Alexandra Park Willow Road
-
£38k
-
Block A Alexandra Park Willow Road
-
£200k
-

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