8 Leasowes Court, Red Leasowes Road, Halesowen, B63 4SF

UPRN:90158191Purpose Built Flat2 bedsBuilt 1996-2002

LeaseholdCouncil Tax: Band AEPC: D (66)

Data freshness:Ownership· 1mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 4mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 1mo ago

8 Leasowes Court, Red Leasowes Road, Halesowen, B63 4SF

HP Score

/ 100

Strong

Verdict

2 days ago

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

Evidence

18 of 21 sources

Sale Estimate

£138,000

£131k - £145kHigh

Estimate

£138k

Range

£131k – £145k

Rent Estimate (pcm)

£900

£850 - £950

Monthly

£900

Yield

12.01%

Verdict

Derived from HomePortfolio scores

8 Leasowes Court earns an INVESTIGATE rating with HP Score 77/100. Investment score 66/100 reflects moderate fundamentals. Crime intensity is low. Walkability is good (81/100). 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 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)Walk ScoreONS Census 2021Police.ukHM Land Registry covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

77/ 100

Strong

Investment Score

66/ 100

Moderate

Crime Score

26/ 100

Moderate

Walkability

81/ 100

High

Transit & Bike

Transit 50Bike 35

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceLead 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 35% above the ask. It ranks after every home whose inputs are verified.

Valuation edge2.5/15
claims [AVM +34.8% (HIGH), sold-comps +28.6%, £/sqft +28.4%] → measured edge +0.50pp 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 Nov 2026
- valuation_snapshotsestimate for 90158191· as of 9 Nov 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 24.7%· as of 23 Oct 2026
Rental economics39.1/40
gross yield 12.0%; range width penalty ×0.98; the estimate this rent rides on sits 35% above the ask - check the rent describes the advertised home
- valuation_snapshotsrent estimate 900/mo (range 850-950)· as of 9 Nov 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 9 Nov 2026· verify before relying on this
Stress margin10/30
stressed cash flow +90/mo, +10% of rent (6.75% on a 75% loan; disclosed service charge and ground rent); passes the stress
- listing_factsservice charge / ground rent from the advert· as of 4 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 123 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 & liquidity14.6/15
336 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 70+ up to £83,000

£69,500£103,500

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£89,950

At the asking price

Monthly rent£900/mo

Evidenced range £850-£950

Interest rate5.4%

Loan to value75%

Cash required: £28,286
Net cash flow: £319/mo
Cash on cash: 13.6%
Score at this price: 66

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 2.96 - 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 90158191Valuation edge · as of 9 Nov 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 24.7%Valuation edge · as of 23 Oct 2026
valuation_snapshotsrent estimate 900/mo (range 850-950)Rental economics · as of 9 Nov 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 9 Nov 2026 · verify before relying on this
listing_factsservice charge / ground rent from the advertStress margin · 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 900/mo (range 850-950)
Rental economics needs verification before you rely on it
sale estimate 35% 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. Set your walk-away price before viewing - above £83,000 the deal stops scoring well.
Computed by re-running the score at higher prices.
3. 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.
4. Commission a full structural survey, not a basic condition report.
The score prices market evidence, not the fabric of the building.

Valuation & Market

Sale Estimate£138,000

Rent Estimate (pcm)£900

Gross Yield12.01%

1y Growth-61.9%

3y Growth+4.5%

5y Growth+5.1%

10y Growth+4.8%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningUnknown
LandslideModerate
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

1B63 4SF

Approval Rate

-12mo

Development

low

P26/1402
Re-pollard 1 no. Hornbeam tree back to original pollard points
Pending
P26/1356
Single storey side extension and part garage conversion
Pending
P26/1349/LDO
Householder Local Development Order for first floor side storey extension
Conditions

View Planning Timeline

Ownership

Corporate Ownership55.4%
Overseas OwnershipNo
Lease Term Remaining56 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

15 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£30,822

Population Density5,811 /km²

Owner Occupied65%

Age Distribution

0-15 20%16-64 59%65+ 21%

View Area Profile

Schools Nearby

St Margaret's At Hasbury CofE Primary School
0.1 mi
Good
Our Lady and St Kenelm RC School
0.3 mi
Report card2026
Ofsted no longer awards a single overall grade.
Huntingtree Primary School
0.4 mi
Inspected as Huntingtree Primary School (URN 103802) on 24 Apr 2024
Windsor High School and Sixth Form
0.4 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.

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

View All Schools

Comparables

View All

45 Red Leasowes Road
-
£232k
-
Leasowes Court Red Leasowes Road
-
£112k
-
Leasowes Court Red Leasowes Road
-
£60k
-
Leasowes Court Red Leasowes Road
-
£100k
-

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