84 Poole Crescent, Leeds, LS15 7LU

UPRN:72159027End Terrace House3 bedsBuilt 1930-1949

FreeholdCouncil Tax: Band AEPC: C (69)

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

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

£193,000

£183k - £202kHigh

Estimate

£193k

Range

£183k – £202k

Rent Estimate (pcm)

£950

£900 - £1k

Monthly

£950

Yield

9.91%

Verdict

Derived from HomePortfolio scores

84 Poole Crescent earns an INVESTIGATE rating with HP Score 71/100. Investment score 58/100 reflects moderate fundamentals. Crime intensity is low. Walkability is good (77/100). 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

71/ 100

Mixed

Investment Score

58/ 100

Moderate

Crime Score

33/ 100

Moderate

Walkability

77/ 100

High

Transit & Bike

Transit 37Bike 64

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceLead to verifyListing checked 21 Oct 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 40% above the ask. It ranks after every home whose inputs are verified.

Valuation edge2.5/15
claims [AVM +40.4% (HIGH), sold-comps +41.0%, £/sqft +41.2%] → 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 (HIGH confidence) · snapshot 9 Oct 2026
- valuation_snapshotsestimate for 72159027· as of 9 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 17.7%· as of 3 Oct 2026
Rental economics38.9/40
gross yield 9.9%; range width penalty ×0.99; the estimate this rent rides on sits 40% above the ask - check the rent describes the advertised home
- valuation_snapshotsrent estimate 950/mo (range 900-1000)· as of 9 Oct 2026· verify before relying on this
- valuation_snapshotssale estimate 40% above the ask on the same snapshot - verify the rent describes this home· as of 9 Oct 2026· verify before relying on this
Stress margin8.7/30
stressed cash flow +83/mo, +9% 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 21 Oct 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 163 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 21 Oct 2026
Risk & liquidity14.7/15
374 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 £103,500

£98,000£132,000

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£115,000

At the asking price

Monthly rent£950/mo

Evidenced range £900-£1,000

Interest rate5.4%

Loan to value75%

Cash required: £35,800
Net cash flow: £270/mo
Cash on cash: 9.0%
Score at this price: 65

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 2.45 - 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 72159027Valuation edge · as of 9 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 17.7%Valuation edge · as of 3 Oct 2026
valuation_snapshotsrent estimate 950/mo (range 900-1000)Rental economics · as of 9 Oct 2026 · verify before relying on this
valuation_snapshotssale estimate 40% 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 21 Oct 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 950/mo (range 900-1000)
Rental economics needs verification before you rely on it
sale estimate 40% 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 £103,500 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£193,000

Rent Estimate (pcm)£950

Gross Yield9.91%

1y Growth-

3y Growth+1.0%

5y Growth+2.2%

10y Growth+4.5%

Last Sold Price£127,000 (2019-05-16)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0LS15 7LU

Approval Rate

-12mo

Development

low

26/05555/FU
Variation of conditions 2 (approved plans), 8 (statement of construction practice), and 9 (use of lift) and removal of condition 4 (external seating and use) of previously approved planning application 26/01156/FU (Change of use of former bank (Use Class E(c)) to a bar (sui generis), including internal and external alterations) for minor amendments to the approved plans; to allow use of external areas at specific times; to reword conditions 8 and 9
Pending
26/05605/FU
Part retrospective change of use to form first and second floor apartment and ground floor offices; associated creation of door to front
Pending
26/05483/COND
Consent agreement or approval of Condition 21, 25 of Planning Application 24/02842/FU
Pending

View Planning Timeline

Ownership

Corporate Ownership61.7%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2019-05-16
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

17 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£31,679

Population Density4,400 /km²

Owner Occupied41%

Age Distribution

0-15 21%16-64 62%65+ 17%

View Area Profile

Schools Nearby

Cross Gates Primary School
0.1 mi
Good
Parklands Primary School
0.5 mi
Report card2026
Ofsted no longer awards a single overall grade.
Templenewsam Halton Primary School
0.6 mi
Good
Leeds East Academy
0.6 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.

3 of 14 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

85 Poole Crescent
-
£205k
-
62 Poole Crescent
-
£185k
-
77 Poole Crescent
-
£180k
-
70 Poole Crescent
-
£168k
-

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