Apartment 42, Leylands House, 56 Mabgate, Leeds, LS9 7EA

UPRN:72772519Flat/Maisonette2 bedsBuilt -

LeaseholdCouncil Tax: Band CEPC: C (73)

Data freshness:Planning· 4mo agoEPC· 5mo agoRisk· 2y agoCrime· freshSchools· 3mo agoAmenities· 1mo agoArea· Census 2021

Apartment 42, Leylands House, 56 Mabgate, Leeds, LS9 7EA

HP Score

/ 100

Mixed

Verdict

today

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

Evidence

20 of 21 sources

Sale Estimate

£182,000

£163k - £200kMedium

Estimate

£182k

Range

£163k – £200k

Rent Estimate (pcm)

£1,050

£1k - £1k

Monthly

£1,050

Yield

7.20%

Verdict

Derived from HomePortfolio scores

Apartment 42 earns an INVESTIGATE rating with HP Score 64/100. Investment score 72/100 reflects strong fundamentals. Crime intensity is elevated. Walkability is excellent (94/100). 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

64/ 100

Mixed

Investment Score

72/ 100

High

Crime Score

94/ 100

Elevated

Walkability

94/ 100

Excellent

Transit & Bike

Transit 100Bike 55

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Reduced confidence2 independent sourcesListing checked 23 Oct 2026

Fewer independent sources agree, or a component could not be scored.

Valuation edge2.5/15
claims [AVM +3.8% (MEDIUM), sold-comps +5.4%, £/sqft +5.2%] → 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 (MEDIUM confidence) · snapshot 9 Oct 2026
- valuation_snapshotsestimate for 72772519· as of 9 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 15.4%· as of 23 Oct 2026
Rental economics20.3/40
gross yield 7.5% on contractual rent (listing-disclosed tenancy)
- listing_factscontractual rent 1100/mo (tenanted)· as of 23 Oct 2026
Stress margin0/30
stressed cash flow -60/mo, -5% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); fails the stress - earns nothing
- underwriting_assumptionscosts not disclosed by the advert· as of 23 Oct 2026
Seller motivationNot scored
context, not scored: 2 price cut(s), 564 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 23 Oct 2026
Risk & liquidity12.8/15
325 sales/12mo in area; valuation range width 20%
- 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

£131,000£201,000

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£175,000

At the asking price

Monthly rent£1,050/mo

Evidenced range £1,000-£1,100

Interest rate5.4%

Loan to value75%

Cash required: £54,800
Net cash flow: £136/mo
Cash on cash: 3.0%
Score at this price: 36

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.78 - 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 72772519Valuation edge · as of 9 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 15.4%Valuation edge · as of 23 Oct 2026
listing_factscontractual rent 1100/mo (tenanted)Rental economics · as of 23 Oct 2026
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 23 Oct 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 23 Oct 2026
property_intelligence

Risks

What could kill this deal

Score confidence is reduced
fewer independent sources agree, or a component could not be scored
Seller motivation could not be scored
context, not scored: 2 price cut(s), 564 days on market; homes with a cut sold 0.2-0.3pp further below the cut ask, which is not an edge

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

Plan

Before you offer

1. Ask the agent why the price was reduced and whether a previous sale fell through.
2 price cut(s) recorded on the listing history.
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£182,000

Rent Estimate (pcm)£1,050

Gross Yield7.20%

1y Growth+32.1%

3y Growth+0.4%

5y Growth+2.6%

10y Growth+4.3%

Last Sold Price£264,995 (2019-04-23)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonModerate
MiningLow
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0LS9 7EA

Approval Rate

-12mo

Development

low

26/05939/COND
Consent, agreement, or approval required by conditions 4 (window and door details) and 5 (roofing material) of 25/07163/FU
Pending
26/05770/ADV
Installation of a digital media board, externally mounted within existing recess for first and second floor windows
Pending
26/05688/ADV
Two digital display signs
Pending

View Planning Timeline