Adrian House, 15–17 Spencer Place, Leeds, LS7 4DQ

UPRN:72190332TerracedBeds -Built -

FreeholdCouncil Tax: Band EEPC: -

Data freshness:Listing· freshRisk· 2y agoCrime· freshSchools· 3mo agoAmenities· 1mo agoArea· Census 2021

Adrian House, 15–17 Spencer Place, Leeds, LS7 4DQ

HP Score

/ 100

Mixed

Verdict

today

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

Evidence

19 of 21 sources

Sale Estimate

£372,000

£298k - £447kLow

Estimate

£372k

Range

£298k – £447k

Rent Estimate (pcm)

£1,700

£2k - £2k

Monthly

£1,700

Yield

7.42%

Verdict

Derived from HomePortfolio scores

Adrian House earns an INVESTIGATE rating with HP Score 67/100. Investment score 58/100 reflects moderate fundamentals. Crime intensity is moderate. Walkability is good (76/100). 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 SourcesPortal 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

67/ 100

Mixed

Investment Score

58/ 100

Moderate

Crime Score

47/ 100

Elevated

Walkability

76/ 100

High

Transit & Bike

Transit 51Bike 46

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

6 live adverts with different prices, types or bedrooms on one UPRN (£240,000-£280,000) - several homes collapsed onto one address, so the UPRN's valuation describes none of them

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£280,000

At the asking price

Monthly rent£1,700/mo

Evidenced range £1,550-£1,800

Interest rate5.4%

Loan to value75%

Cash required: £89,300
Net cash flow: £232/mo
Cash on cash: 3.1%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.80 - clears the usual 1.25 test. These are your assumptions, not evidence: only the pre-filled rent and price come from the record.

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion

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

Plan

Before you offer

1. 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£372,000

Rent Estimate (pcm)£1,700

Gross Yield7.42%

1y Growth+57.8%

3y Growth-0.5%

5y Growth+6.9%

10y Growth+4.2%

Last Sold Price£230,000 (2023-08-18)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningLow
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

2LS7 4DQ

Approval Rate

100%12mo

Development

low

26/05225/FU
Retrospective application for the conversion of existing dwelling into two dwellings
Pending
26/05514/FU
Dormer window to front and rear
Pending
26/05185/FU
Retrospective application for a single storey extension; dormer windows to the front and access ramp to disability centre
Pending

View Planning Timeline

Ownership

Corporate Ownership62.1%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2023-08-18
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£31,679

Population Density11,214 /km²

Owner Occupied27%

Age Distribution

0-15 25%16-64 66%65+ 9%

View Area Profile

Schools Nearby

Hillcrest Academy
0.2 mi
Report card2026
Ofsted no longer awards a single overall grade.
Bankside Primary School
0.3 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Holy Rosary and St Anne's Catholic Primary School, a Voluntary Academy
0.3 mi
Good
Dixons Trinity Chapeltown
0.3 mi
Outstanding

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

View All Schools

Comparables

View All

15 - 17 Spencer Place
-
£230k
-
41 Spencer Place
-
£200k
-
23 Spencer Place
-
£245k
-
47 Spencer Place
-
£138k
-

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