28 Paul Lane, Flockton Moor, Wakefield, WF4 4BP

UPRN:83124562Mid Terrace House2 bedsBuilt before 1900

FreeholdCouncil Tax: Band BEPC: C (70)

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

28 Paul Lane, Flockton Moor, Wakefield, WF4 4BP

HP Score

/ 100

Mixed

Verdict

today

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

Evidence

18 of 21 sources

Sale Estimate

£307,000

£292k - £322kHigh

Estimate

£307k

Range

£292k – £322k

Rent Estimate (pcm)

£2,050

£2k - £2k

Monthly

£2,050

Yield

9.46%

Verdict

Derived from HomePortfolio scores

28 Paul Lane earns an INVESTIGATE rating with HP Score 66/100. Investment score 64/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (21/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is freehold. 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 Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

66/ 100

Mixed

Investment Score

64/ 100

Moderate

Crime Score

18/ 100

Moderate

Walkability

21/ 100

Low

Transit & Bike

Transit 14Bike 9

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 4 Nov 2026

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

Check before relying on this score: the estimate sits 15% above the ask. It ranks after every home whose inputs are verified.

Valuation edge0/15
claims [AVM +15.3% (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 9 Oct 2026
- valuation_snapshotsestimate for 83124562· as of 9 Oct 2026
Rental economics35.7/40
gross yield 9.5%; range width penalty ×1.00; the estimate this rent rides on sits 15% above the ask - check the rent describes the advertised home
- valuation_snapshotsrent estimate 2050/mo (range 1950-2150)· as of 9 Oct 2026· verify before relying on this
- valuation_snapshotssale estimate 15% above the ask on the same snapshot - verify the rent describes this home· as of 9 Oct 2026· verify before relying on this
Stress margin13.7/30
stressed cash flow +280/mo, +14% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); passes the stress
- underwriting_assumptionscosts not disclosed by the advert· as of 4 Nov 2026
Seller motivationNot scored
context, not scored: 2 price cut(s), 67 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 & liquidity14.7/15
423 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 sensitivityScores 80+ up to £201,500

£195,000£299,000

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£260,000

At the asking price

Monthly rent£2,050/mo

Evidenced range £1,950-£2,150

Interest rate5.4%

Loan to value75%

Cash required: £82,300
Net cash flow: £542/mo
Cash on cash: 7.9%
Score at this price: 64

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 2.34 - 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 83124562Valuation edge · as of 9 Oct 2026
valuation_snapshotsrent estimate 2050/mo (range 1950-2150)Rental economics · as of 9 Oct 2026 · verify before relying on this
valuation_snapshotssale estimate 15% above the ask on the same snapshot - verify the rent describes this homeRental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by 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 low
largely a single source - treat the number as a prompt, not a conclusion
Rental economics needs verification before you rely on it
rent estimate 2050/mo (range 1950-2150)
Rental economics needs verification before you rely on it
sale estimate 15% above the ask on the same snapshot - verify the rent describes this home

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. Ask the agent why the price was reduced and whether a previous sale fell through.
2 price cut(s) recorded on the listing history.
3. Set your walk-away price before viewing - above £201,500 the deal stops scoring well.
Computed by re-running the score at higher prices.
4. 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.

Valuation & Market

Sale Estimate£307,000

Rent Estimate (pcm)£2,050

Gross Yield9.46%

1y Growth-

3y Growth+3.2%

5y Growth+3.3%

10y Growth+3.9%

Last Sold Price£285,000 (2022-06-01)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningUnknown
LandslideSignificant
Air QualityLow
NoiseBelow 40 dB

View Full Risk Report

Planning Activity

Recent Apps

0WF4 4BP

Approval Rate

-12mo

Development

low

2026/91913
Discharge of details reserved by conditions 6 (CEMP: Biodiversity), 7 (Phase I Desk Study Report), 8 (Phase II Intrusive Site Investigation Report), 9 (Remediation Strategy), 10 (Phase II Intrusive Site Investigation Report), 11 (Verification Report), 12 (coal mining activity), 13 (materials), 14 (lighting), 15 (noise), 17 (boundary treatment), 18 (landscaping), 19 (refuse), 20 (bat box) on previous permission 2025/91961 for demolition of existing buildings and erection of detached dwelling and associated works
Pending
2026/91804
Varation of condition 2 (plans and specifications) on previous permission 2025/92777 for demolition of existing dwelling and associated buildings and erection of replacement dwelling with associated works
Conditions
2026/90783
Erection of extension and refurbishments to former petrol filling station/car sales to form petrol filling station with retail, office, hot food take-away, car sales and repair facilities with canopy, car wash area, PF pumps, parking and storage tanks
Pending

View Planning Timeline

Ownership

Corporate Ownership74%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2022-06-01
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

7 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£30,238

Population Density277 /km²

Owner Occupied68%

Age Distribution

0-15 16%16-64 57%65+ 27%

View Area Profile

Schools Nearby

Grange Moor Primary School
0.8 mi
Inspected as Grange Moor Primary School (URN 107664) on 26 Nov 2024
Rowley Lane Junior Infant and Nursery School
1.4 mi
-
Kirkburton Middle School
1.4 mi
Report card2026
Ofsted no longer awards a single overall grade.
Highburton CofE First Academy
1.5 mi
Report card2026
Ofsted no longer awards a single overall grade.

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

View All Schools

Comparables

View All

Beaconsfield Farm Paul Lane
-
£450k
-
28 Paul Lane
-
£285k
-
Beaconsfield Farm Paul Lane
-
£210k
-
5 Paul Lane
-
£435k
-

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