13 Hidden Gardens, Leeds, LS5 3FD

UPRN:72804485-Beds -Built -

Tenure: -Council Tax: -EPC: -

HP Score

Not available

Verdict

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

Evidence

11 of 21 sources

Sale Estimate

£281,000

£225k - £337kLow

Estimate

£281k

Range

£225k – £337k

Rent Estimate (pcm)

£1,150

£1k - £1k

Monthly

£1,150

Yield

7.56%

Verdict

Derived from HomePortfolio scores

13 Hidden Gardens earns an INVESTIGATE rating; it has no HP Score yet. Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Every figure here comes from the live HomePortfolio API; anything it does not publish is left out.

Key SourcesPortal listingsMarket estimates (third-party AVM)ONS Census 2021Police.ukHM Land Registry covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

No data

Investment Score

No data

Crime Score

No data

Walkability

No data

Transit & Bike

No data

Opportunity

Not scored as an opportunity

We will not put a number on this one.

headline score requires valuation_edge (estimate confidence LOW below scoring floor)

What we could establish

Rental economics15.7/40
gross yield 7.6%; range width penalty ×0.77; the estimate this rent rides on sits 35% above the ask - check the rent describes the advertised home
- valuation_snapshotsrent estimate 1150/mo (range 1000-1250)· as of 12 Oct 2026· verify before relying on this
- valuation_snapshotssale estimate 35% above the ask on the same snapshot - verify the rent describes this home· as of 12 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -55/mo, -5% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); fails the stress - earns nothing; leasehold with no service charge disclosed - the stress assumes GBP 0
- underwriting_assumptionscosts not disclosed by the advert· as of 2 Nov 2026· verify before relying on this
Risk & liquidity0.3/15
valuation range width 40%
- property_intelligencetransactions_12mo

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£182,500

At the asking price

Monthly rent£1,150/mo

Evidenced range £1,000-£1,250

Interest rate5.4%

Loan to value75%

Cash required: £57,200
Net cash flow: £180/mo
Cash on cash: 3.8%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.87 - 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_snapshotsrent estimate 1150/mo (range 1000-1250)Rental economics · as of 12 Oct 2026 · verify before relying on this
valuation_snapshotssale estimate 35% above the ask on the same snapshot - verify the rent describes this homeRental economics · as of 12 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 2 Nov 2026 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 2 Nov 2026
property_intelligencetransactions_12mo

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion
Valuation edge could not be scored
estimate confidence LOW below scoring floor
Rental economics needs verification before you rely on it
rent estimate 1150/mo (range 1000-1250)

Plan

Before you offer

1. Get two written rental appraisals from local lettings agents.
The market estimate this rent rides on sits far above the asking price, so the rent may describe a different home.
2. Fill the valuation edge gap before relying on the score.
estimate confidence LOW below scoring floor
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£281,000

Rent Estimate (pcm)£1,150

Gross Yield7.56%

1y Growth-

3y Growth-

5y Growth-

10y Growth-

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceUnknown
RadonUnknown
MiningUnknown
LandslideUnknown
Air QualityUnknown
NoiseUnknown

View Full Risk Report

Planning Activity

Recent Apps

-LS5 3FD

Approval Rate

-12mo

Development

26/06196/TR
T1 - Sycamore: To remove the sycamore with bracket fungus on the eastern boundary to ground level. T2 - Poplar: To remove to head height the partially failed/hung up poplar on the southern boundary.
Pending
26/9/00161/MOD
Development of a 60MW Battery Energy Storage System comprising battery skids with self-contained battery modules, transformer, power conversion system, control buildings, a metering cabinet, substation and acoustic and weldmesh fences and access gates. NON MATERIAL AMENDMENT to 22/05849/FU Minor changes to the arrangement of the battery and PCS layout into a paired-unit layout. Minor revision and reduction of the internal access road and turning area. Associated minor, non-material changes updated throughout the scheme.
Pending
26/05871/FU
Single storey extension to the side, with new porch to front
Pending

View Planning Timeline

Ownership

Corporate Ownership-
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease Type-
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (-)

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£31,679

Population Density-

Owner Occupied-

Age Distribution

View Area Profile

Schools Nearby

Hollybush Primary
0.3 mi
Report card2026
Ofsted no longer awards a single overall grade.
Kirkstall St Stephen's Church of England (VA) Primary School
0.5 mi
Good
Raynville Academy
0.5 mi
Good
Beecroft Primary School
0.6 mi
Outstanding

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

View All Schools

Comparables

View All

46 Hidden Gardens
-
£411k
-
34 Hidden Gardens
-
£411k
-
36 Hidden Gardens
-
£411k
-
44 Hidden Gardens
-
£411k
-

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