106 Waterfield Mill, Balme Road, Cleckheaton, BD19 4DJ

UPRN:83194746Flat/Maisonette2 bedsBuilt 2003-2006

LeaseholdCouncil Tax: Band AEPC: B (83)

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

106 Waterfield Mill, Balme Road, Cleckheaton, BD19 4DJ

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

20 of 21 sources

Sale Estimate

£85,000

£80k - £89kHigh

Estimate

£85k

Range

£80k – £89k

Rent Estimate (pcm)

£450

£450 - £500

Monthly

£450

Yield

6.39%

Verdict

Derived from HomePortfolio scores

106 Waterfield Mill earns an INVESTIGATE rating with HP Score 61/100. Investment score 71/100 reflects strong fundamentals. Crime intensity is elevated. Walkability is good (72/100). 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

61/ 100

Mixed

Investment Score

71/ 100

High

Crime Score

83/ 100

Elevated

Walkability

72/ 100

High

Transit & Bike

Transit 35Bike 36

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 4 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 +0.6% (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 83194746· as of 9 Oct 2026
Rental economics10.9/40
gross yield 6.4%; range width penalty ×0.98
- valuation_snapshotsrent estimate 450/mo (range 450-500)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -167/mo, -37% 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 4 Nov 2026
Seller motivationNot scored
no listing-history inputs (first published date, price changes)
Risk & liquidity14.5/15
241 sales/12mo in area; valuation range width 11%
- 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

£63,500£97,000

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£84,500

At the asking price

Monthly rent£450/mo

Evidenced range £450-£500

Interest rate5.4%

Loan to value75%

Cash required: £26,650
Net cash flow: £26/mo
Cash on cash: 1.2%
Score at this price: 25

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.58 - 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 83194746Valuation edge · as of 9 Oct 2026
valuation_snapshotsrent estimate 450/mo (range 450-500)Rental economics · as of 9 Oct 2026 · verify before relying on this
listing_factsservice charge / ground rent from the advertStress margin · as of 4 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 needs verification before you rely on it
rent estimate 450/mo (range 450-500)
Seller motivation could not be scored
no listing-history inputs (first published date, price changes)

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

Plan

Before you offer

1. Get two written rental appraisals from local lettings agents.
The rent estimate rests on area-level evidence, not lettings on this street.
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£85,000

Rent Estimate (pcm)£450

Gross Yield6.39%

1y Growth+32.1%

3y Growth+5.6%

5y Growth+4.5%

10y Growth+4.9%

Last Sold Price£131,000 (2006-02-03)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonModerate
MiningLow
LandslideModerate
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0BD19 4DJ

Approval Rate

-12mo

Development

low

2026/92831
Discharge of details reserved by conditions 26 and 27 (validation assessment) on previous permission 2025/91279 for variation condition 2 (plans) on previous permission 2020/91746 for erection of extra care development providing 80 apartments with associated communal facilities and landscaped gardens
Pending
2026/92732
Work to trees TPO 54/93
Pending
2026/92588
Formation of vehicular access and off-street parking area including excavation and regrading of land, erection of retaining walls and associated drainage and landscaping works
Pending

View Planning Timeline

Ownership

Corporate Ownership75.6%
Overseas OwnershipNo
Lease Term Remaining103 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2006-02-03
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

15 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£30,238

Population Density4,024 /km²

Owner Occupied39%

Age Distribution

0-15 17%16-64 64%65+ 19%

View Area Profile

Schools Nearby

Whitechapel Church of England Primary School
0.5 mi
Good
Howard Park Community School
0.6 mi
Good
Heaton Avenue, A Share Primary Academy
0.6 mi
Requires improvementConcerns
Whitcliffe Mount, A Share Academy
0.6 mi
Inspected as Whitcliffe Mount School (URN 107780) on 20 Sep 2017

4 of 15 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

70 Balme Road
-
£75k
-
112 Balme Road
-
£89k
-
116 Balme Road
-
£35k
-
56 Balme Road
-
£55k
-

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