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Property Intelligence Report
What's inside
A guide to where each section lives. Use it to jump straight to the parts that matter to your decision.
| At a Glance | Traffic-light dashboard, headline numbers, executive summary, bottom-line verdict |
| Valuation & Price History | Estimated value, confidence range, £/sqft comparison, property and area transactions |
| Energy & Property Details | EPC band, annual energy cost, improvement recommendations, construction context |
| Sold Prices & Comparables | Full Land Registry history for the postcode, ranked comparable sales |
| Planning & Development | Recent applications within 500m, conservation area, listed buildings |
| Environment & Flood Risk | River/surface/reservoir flood risk and any active warnings |
| Neighbourhood | Crime, schools, demographics, deprivation |
| Sunlight & Aspect | Noon sun direction, daylight hours, sun-path dial |
| Transport & Connectivity | Nearest stations, broadband speeds, mobile coverage by network |
| Investor Sections | Purchase economics, mortgage scenarios, ROI projections, risk register, action checklist |
| Overall Verdict | Final view, "what to do next" action checklist |
| Methodology & Glossary | Where each data point comes from, refresh cadence, plain-English definitions |
At a Glance
Key Risks
- Crime levels nearly 2x Leeds borough average, factor in security spend
- EPC D, £8-13k of insulation/heating work needed in 3-5 years
- Planning restrictive on further HMO intensification in adjoining streets
- Student tenant turnover concentrated in July-September, void risk if marketing slips
Key Positives
- Existing C4 HMO planning consent (Sept 2024) is rare and adds direct value
- Gross yield 8.2%, net 5.6%, supported by 142 HMOs in the postcode
- 8 comparable sales on the same street confirm the £425k valuation
- Strong tenant demand: 71% private rented, 9/10 demand score, 24-day average DOM
- Walking distance to University of Leeds main campus (15 min)
A freehold, five-bedroom Victorian terrace in Hyde Park, Leeds, with an existing C4 HMO planning permission granted in September 2024. The property is configured as a 5-bed shared house with two bathrooms across 138 sqm. Gross yield at the area's market room rents is 8.2%, net yield after costs and voids around 5.6%. The location is the densest student-rental postcode in Leeds, with high tenant demand and short void periods, balanced against above-average crime and a constrained planning environment for further HMO conversions in the surrounding streets.
Buy with eyes open. The C4 consent is the deal, without it this would be a £390,000 family terrace. The 8.2% gross yield is real and supported by 142 comparable HMO operations in the postcode. The risks are well-understood: above-average crime (mostly low-impact for landlords), planning constraint on further intensification, EPC D requiring £8-13k of work in the next 3-5 years to meet future MEES standards. The numbers stack at a 75% LTV BTL purchase. The biggest single threat to the thesis is regulatory: any future Article 4 direction restricting C3 to C4 conversion would lock in scarcity value (good for this property), but any future Selective Licensing or Additional Licensing scheme in Leeds LS6 will add £600-£1,200 of compliance cost per renewal cycle.
Valuation & Price History
Source: HM Land Registry · PropertyData market indexValuation range
Where the point estimate sits within the confidence range. Wider ranges signal less certainty.
£425,000 implies £286 per square foot, against a local sold-price average of £268. The 7% premium is consistent with the C4 planning consent, which adds direct value over an equivalent C3 family home in the same street. Three comparable 5-bed terrace sales on Hyde Park Road in the last 14 months ranged from £412,000 to £432,000. The estimated range is £405,000 to £450,000 based on 8 comparable sales.
Price per Sqft Comparison
Sales history for this property
Recorded sales of this exact address on HM Land Registry.
| Date | Price paid |
|---|---|
| 21 Oct 2004 | £145,000 |
| 14 Jul 2011 | £198,000 |
| 22 Mar 2018 | £285,000 |
Comparable sales in the area
Sales of similar property types in postcode LS6 1PJ, filtered to remove outliers.
| Date | Price | Type |
|---|---|---|
| 10 Jun 2024 | £412,000 | 5-bed terrace, same street |
| 4 Nov 2024 | £419,000 | 5-bed terrace, same street |
| 18 Aug 2025 | £432,000 | 5-bed terrace, same street |
Local price scatter
All 6 recorded transactions plotted by date. Subject-property sales are highlighted; the rest are area comparables.
Stamp Duty Land Tax (estimated on £425,000)
Calculated for the property's current estimated value. Confirm with your solicitor closer to completion as rates and reliefs change.
| Buyer scenario | SDLT payable | Effective rate |
|---|---|---|
| Standard mover (single residential property) | £11,250 | 2.65% |
| Additional property (BTL or 2nd home, +5% surcharge) | £32,500 | 7.65% |
| First-time buyer (relief, price ≤ £625k) | £6,250 | 1.47% |
Energy Performance & Property Details
Source: EPC Register (opendatacommunities.org)EPC D at score 59. Annual running costs of £2,280 for a 138 sqm property are typical for a Victorian solid-walled terrace and are the single biggest expense line below the mortgage. Reaching EPC C (likely future MEES floor for rental properties) requires loft top-up, internal wall insulation on the rear elevation, and ideally a boiler upgrade. Total spend £8,000 to £13,000 with payback inside 7 years on the projected energy savings, before factoring in the lift in rentability.
Recommended Improvements
| Improvement | Est. Cost | Est. Saving |
|---|---|---|
| Loft insulation upgrade to 270mm | £300-£500 | £140/yr |
| Internal wall insulation, solid-walled rear | £4,500-£8,500 | £320/yr |
| Modern condensing boiler + smart controls | £2,800-£4,200 | £220/yr |
| Solar PV (3.5 kWp) on rear roof | £5,500-£7,800 | £420/yr |
Property Details
| Property Type | Terraced |
| Tenure | Freehold |
| Bedrooms | 5 |
| Bathrooms | 2 |
| Floor Area | 138 m² (1485 sqft) |
| Construction Period | Late-Victorian three-storey back-to-back terrace, converted from family home to 5-bed shared house (1895-1905) |
| Council Tax | C (£1,898/yr) |
| Rebuild Cost (Insurance) | £308,000 |
Title & Ownership
| Tenure | Freehold |
| Primary Title Number | WYK417283 |
WYK417283
| Estate interest | Estate in land |
| Ownership type | Private individual |
| Plot size | 0.04 acres (162 m²) |
Title metadata sourced from HM Land Registry via PropertyData. To obtain the official Title Register document (showing the registered proprietor's name, charges, and restrictions), visit gov.uk — the official copy costs £3.
Planning & Development
Source: PropertyData planning · Historic England listed buildingsSubject property has the necessary C4 HMO planning permission, granted September 2024. This is the critical valuation underpin. The 2024 refusal next door (19 Hyde Park Road, for a 7-bed sui generis HMO) and the 2024 refusal at 31 Brudenell Mount (8-bed sui generis) confirm Leeds City Council's appetite for further HMO intensification in this area is limited. This is good news for the subject property, the existing consent has scarcity value. Any plan to expand the HMO to 6+ rooms (sui generis) should not be assumed.
Recent Planning Applications — Development (within 500m)
4 substantive applications · 2 approved · 2 refused
| Reference | Description | Status | Distance |
|---|---|---|---|
| 24/03212/FUL | Change of use from C3 dwelling to C4 small HMO (5 occupants) | Approved | N/A |
| 25/00478/FUL | Change of use C3 to sui generis (7-bed HMO with rear extension) | Refused | 64374m |
| 25/01124/HSE | Rear single-storey extension and re-roofing | Approved | 120701m |
| 24/04887/FUL | Change of use C4 to sui generis (8-bed HMO) | Refused | 177027m |
Environment & Flood Risk
Source: Environment Agency · PropertyData environmentalRadon Risk
UKHSA national radon dataset, postcode-area summary band. The Action Level is 200 Bq/m³.
Leeds and West Yorkshire, Band 1 of 5. Radon levels in this postcode area are very low. The chance of a property exceeding the Action Level (200 Bq/m³) is under 1%.
Local authority radon team: Leeds City Council. Contact for area-specific advice.
Ground Stability & Subsidence
Regional model based on the BGS GeoSure six-hazard schema. Shrink-swell is the mortgage-relevant one for older properties on clay substrates.
Leeds, Carboniferous + Coal Measures. Moderate: landslide, compressible ground.
| Hazard | Level | What it means here |
|---|---|---|
| Shrink-swell clay | Low | Substrate has limited expansion potential. Shrink-swell subsidence is rare on well-drained sites. |
| Landslide | Moderate | Some sloping ground with documented landslide potential under wet conditions. Verify property-specific exposure with a site walk. |
| Soluble rocks (karst) | Low | Substrate is not significantly soluble. Sinkhole / solution risk is negligible. |
| Compressible ground | Moderate | Some alluvial or made-ground exposure. Older properties may show differential settlement; check for evidence in the structural survey. |
| Collapsible deposits | Low | Substrate is not significantly collapsible. |
| Running sand | Low | Running sand risk is minimal in this area. |
Regional indicator only. For a per-property assessment ask a chartered surveyor to commission a Homecheck or equivalent ground-stability report from BGS GeoSure.
Japanese Knotweed
GBNNSS sighting density, regional model. Indicative counts in the 50m / 100m / 200m mortgage-relevant buffers.
Moderate knotweed activity in Leeds and West Yorkshire. Multiple recorded sightings within 200m, the species is established in the local environment. Specialist site survey strongly recommended before exchange.
Absence from the dataset is NOT proof of absence on site. Sightings are voluntarily reported and under-report by a large factor. A physical site walk during the viewing is the only reliable check.
Air Quality
DEFRA AURN annual mean concentrations, regional model. WHO 2021 guidelines: NO2 10 µg/m³, PM2.5 5 µg/m³. UK statutory limits: NO2 40 µg/m³, PM2.5 10 µg/m³ (EIP 2028 target).
Leeds. Poor. Annual NO2 28 µg/m³ and PM2.5 9 µg/m³, above the WHO 2021 guidelines (NO2 10, PM2.5 5) but well within UK statutory limits.
Nearest DEFRA AURN station: Leeds Centre. For live readings see uk-air.defra.gov.uk.
Road & Rail Noise
No major road or rail corridor within the DEFRA-mapped noise buffer of this outcode. Transport noise is not a defining environmental factor.
Low flood risk across all categories. The property is on elevated ground above the River Aire (1.8km), with no recorded surface-water risk. No reservoir risk. No active EA warnings within 5km.
Neighbourhood
Source: Police UK · Ofsted · ONS Census 2021Crime Breakdown (Oct 2025 - Mar 2026)
Nearby State-Funded Schools
| School | Type | Ofsted | Distance |
|---|---|---|---|
| Brudenell Primary School | Primary | Good | 410.00 mi |
| Quarry Mount Primary School | Primary | Good | 680.00 mi |
| Notre Dame Catholic Sixth Form | Sixth Form | Outstanding | 890.00 mi |
Demographics & Area Profile
| Area Type | urban |
| Population (postcode district) | 18,200 |
| Population Density (postcode district) | 14,200 per km² |
| Households (postcode district) | 6,840 |
| Average Household Income | £28,400 |
| Average Age | 24 |
| Employment Rate | 55.8% |
| Area Classification | Student Neighbourhood, Inner-City |
| Nearby Restaurants | 38 |
| Constituency | Leeds Central and Headingley |
Crime levels are nearly twice the Leeds local-authority average. The composition is dominated by anti-social behaviour, drugs, and bicycle theft, all of which correlate with the dense student population rather than violent or property crime. Burglary at 98 incidents in six months is the headline number to watch for an HMO landlord, factor in door, window, and alarm spend at refurb stage. The demographic profile (average age 24, 71% private-rented) confirms this is a student/postgrad market, not a family one.
Sunlight & Aspect
Source: NOAA solar position algorithmSun path today
South-facing rear elevation. Three of the five rooms face south, the other two face north over Hyde Park Road. For an HMO this matters less than for a family home, but it does mean the front rooms (typically the cheapest) should be priced accordingly.
Transport & Connectivity
Source: Ordnance Survey · Ofcom mobile/broadbandNearest Stations
| Station | Type | Distance | Walking |
|---|---|---|---|
| Burley Park | National Rail | 0.43 mi | 10 min |
| Leeds | National Rail (mainline) | 1.49 mi | 28 min |
| Headingley | National Rail | 0.81 mi | 17 min |
Broadband
| Average Download | 218 Mbps |
| Average Upload | 42 Mbps |
| Superfast Available | Yes |
| Ultrafast Available | Yes |
Burley Park station is a 10-minute walk for Harrogate Line services. Leeds city centre is 28 minutes on foot or 12 minutes by bus, served by multiple frequent routes along Hyde Park Road. The University of Leeds main campus is a 15-minute walk south. This is a walkable student-rental location, transport upside is minimal because the location is already optimal for the tenant profile.
Investor Snapshot
Buy. C4 consent + 8.2% gross yield + 28.5% per-sqft growth over five years is a strong combination. Budget £55,000 cash up front (deposit £106,250, SDLT including 5% surcharge ~£24,500, legal + survey ~£2,500, plus refurb and licensing). Plan EPC work in year 2 once tenants are bedded in.
Article 4 & Permitted Development Rights
Council: Leeds. Combines the council's Article 4 direction status with the property's conservation area and listed-building context (see the Environment & Planning sections) into one consolidated answer per change-of-use scenario.
Permitted-development rights summary
Which extensions / conversions can go ahead without planning permission, for this address. Combines the Article 4 + conservation + listed building data into one verdict per row.
| Change of use / works | Status | Why |
|---|---|---|
| Rear extension | Permitted | Single-storey rear extension within the standard PD size limits is permitted without planning permission. |
| Loft conversion (with rear dormer) | Permitted | Standard rear dormer loft conversion within the 40m³ (terrace) / 50m³ (semi-detached) PD volume limit is permitted. |
| Outbuilding (garden room / shed) | Permitted | Single-storey outbuildings within the standard PD size and height limits are permitted. |
| HMO conversion (C3 to C4, small HMO) | Requires planning | Article 4 direction in force: the permitted-development right for C3 to C4 conversion has been removed. Full planning permission is required and is often refused in saturated areas. |
Data quality: Researched entry, last reviewed in the bundled dataset. Article 4 directions can be added or revoked between scheme renewals. Verify with the council before exchange.
Purchase Economics
On a £425,000 additional-property purchase the SDLT bill is calculated in the Stamp Duty section. The 5% surcharge introduced in October 2024 takes the additional-property rate well above the standard rate and is the single biggest one-off purchase cost. Plan to fund this from cash, not the mortgage, as LTV calculations exclude SDLT.
Stamp Duty Land Tax (SDLT)
| Band | Rate | Tax |
|---|---|---|
| £0 – £125,000 | 0% | £0 |
| £125,000 – £250,000 | 2% | £2,500 |
| £250,000 – £425,000 | 5% | £8,750 |
| Total | 2.6% | £11,250 |
| Band | Rate | Tax |
|---|---|---|
| £0 – £125,000 | 5% | £6,250 |
| £125,000 – £250,000 | 7% | £8,750 |
| £250,000 – £425,000 | 10% | £17,500 |
| Total | 7.6% | £32,500 |
| Band | Rate | Tax |
|---|---|---|
| £0 – £300,000 | 0% | £0 |
| £300,000 – £425,000 | 5% | £6,250 |
| Total | 1.5% | £6,250 |
Total Acquisition Costs (Buy-to-Let)
| Property Price | £425,000 |
| SDLT (Additional Property Rate) | £32,500 |
| Legal Fees | £1,000 – £1,500 |
| Survey Fees | £400 – £700 |
| Mortgage Arrangement Fee | £999 |
| Total Cash Required | £459,899 – £460,699 |
Monthly Cash Flow Analysis
Monthly all-in rent is £2,900 across 5 rooms. After 10% management, 5% maintenance reserve, 7% void allowance, gas safety + EICR amortisation, landlord insurance, and the licensing renewal fee amortised, monthly net before mortgage is approximately £2,190. At 75% LTV BTL mortgage interest of £1,269 per month (4.78% on £318,750), net monthly profit is roughly £921. Treat that as the steady-state, not the first-year, the first 12 months typically run 15-25% lower due to refurb, marketing and the first void cycle.
Cash Flow Breakdown (75% LTV (interest-only))
Cash Flow Comparison — All Scenarios
| Line Item | Cash purchase | 60% LTV (interest-only) | 75% LTV (interest-only) |
|---|---|---|---|
| Monthly Rent | £2,900/mo | £2,900/mo | £2,900/mo |
| Mortgage Payment | — | -£1,122/mo | -£1,403/mo |
| Management (10%) | -£290/mo | -£290/mo | -£290/mo |
| Maintenance Reserve | -£354/mo | -£354/mo | -£354/mo |
| Insurance | -£25/mo | -£25/mo | -£25/mo |
| Void Allowance | -£242/mo | -£242/mo | -£242/mo |
| Net Monthly Profit | £1,989/mo | £867/mo | £586/mo |
| Net Annual Profit | £23,868 | £10,404 | £7,032 |
Sensitivity Analysis
| Scenario | Price | Rent/mo | Gross Yield | Net Yield |
|---|---|---|---|---|
| Asking price, base rent | £425,000 | £2,900 | 8.2% | 5.6% |
| Asking price, rent −10% | £425,000 | £2,610 | 7.4% | 4.8% |
| Asking price, rent +10% | £425,000 | £3,190 | 9.0% | 6.4% |
| Price −5%, base rent | £403,750 | £2,900 | 8.6% | 5.9% |
| Price −10%, base rent | £382,500 | £2,900 | 9.1% | 6.2% |
Mortgage Scenarios & ROI
BTL mortgage rates are 4.78% on 2-year fixed at 75% LTV (May 2026, source: Bank of England rate panel). Strategy options: (1) 2-year fix at 4.78%, accept rate risk in 2028 but retain flexibility to remortgage if rates fall, (2) 5-year fix at 5.10%, lock in known cashflow but pay a 32 basis-point premium. For a held-portfolio investor the 5-year fix is probably the right call, the cashflow certainty is worth more than the option value on rates. For a value-add investor planning to refinance after the EPC work and rent rise, the 2-year is the right call.
Mortgage Payment Comparison
| LTV | Loan | Deposit | Interest-Only/mo | Repayment/mo |
|---|---|---|---|---|
| 60% | £255,000 | £170,000 | £1,122 | £1,509 |
| 75% | £318,750 | £106,250 | £1,403 | £1,886 |
| 85% | £361,250 | £63,750 | £1,590 | £2,137 |
Return on Investment Projections
Conservative case (2% annual capital growth, 5.6% net yield, 75% LTV): 10-year total return on cash invested ~110%. Base case (4% growth, same yield): ~165%. Optimistic case (6% growth, rents tracking inflation at 3%): ~230%. The big swing factor is capital growth, the yield component is reasonably predictable. Sensitivity: a 1% rise in BTL mortgage rates (to 5.78%) reduces net monthly profit by approximately £266, pushing the deal from cashflow positive to roughly break-even.
| Year | Property Value | Capital Gain | Cumul. Rent | Total Return | ROI |
|---|---|---|---|---|---|
| Year 1 | £449,538 | £24,538 | £23,868 | £48,406 | 34.2% |
| Year 2 | £475,493 | £50,493 | £47,736 | £98,229 | 69.4% |
| Year 3 | £502,946 | £77,946 | £71,604 | £149,550 | 105.7% |
| Year 4 | £531,985 | £106,985 | £95,472 | £202,457 | 143.0% |
| Year 5 | £562,700 | £137,700 | £119,340 | £257,040 | 181.6% |
Investor Risk Register
Consolidated view of all risk factors relevant to this investment. Each risk is assessed with a recommended action.
| Category | Risk Level | Detail | Recommended Action |
|---|---|---|---|
| Crime / Tenantability | High | 894 incidents — above average crime level | Consider impact on tenant demand and void periods |
| Connectivity | Unknown | Mobile coverage data unavailable | Check coverage manually with providers |
| Flood / Environment | Low | Very low flood risk | No action required |
Action Checklist
Use this checklist to guide your due diligence before making an offer or committing to purchase.
Questions for the Estate Agent
- Is the C4 HMO licence currently active and transferable, or does it lapse on completion?
- Has Leeds City Council served any Article 4 direction notice for the LS6 area in the last 12 months?
- What is the current EPC certificate number and lodgement date?
- Are gas safety, EICR, and PAT certificates in date and available for review?
- What is the rent roll for the last 24 months, by room, and what was the void duration between each tenancy?
- Are any of the existing tenancies in arrears or under dispute?
- Has the property had any planning enforcement notices in the last 5 years?
Solicitor Checks
- Title deed verification and ownership history
- Local authority search (planning, roads, contamination)
- Environmental and flood search
- Water and drainage search
- Chancel repair liability check
- Mining and subsidence search (if applicable to area)
- Verify any restrictive covenants or easements
Surveyor Checks
- Structural condition assessment
- Damp and timber inspection
- Roof condition and remaining life
- Electrical and plumbing condition
- Japanese knotweed and invasive species check
- Asbestos survey (if pre-2000 construction)
Overall Verdict
Buy with eyes open. The C4 consent is the deal, without it this would be a £390,000 family terrace. The 8.2% gross yield is real and supported by 142 comparable HMO operations in the postcode. The risks are well-understood: above-average crime (mostly low-impact for landlords), planning constraint on further intensification, EPC D requiring £8-13k of work in the next 3-5 years to meet future MEES standards. The numbers stack at a 75% LTV BTL purchase. The biggest single threat to the thesis is regulatory: any future Article 4 direction restricting C3 to C4 conversion would lock in scarcity value (good for this property), but any future Selective Licensing or Additional Licensing scheme in Leeds LS6 will add £600-£1,200 of compliance cost per renewal cycle.
What to do next
- Plan EPC improvements (cavity wall + loft insulation) early — likely C-rating reachable for under £2,000.
- Request a buildings insurance quote before exchange — flood-risk properties price very differently between insurers.
- Order a Level 2 HomeBuyer Report (or Level 3 Building Survey for older / unusual properties) before exchange.
- Verify the sold-price comparables against your offer using HM Land Registry directly.
View schools, transport, planning applications, flood zones, and crime data on your interactive report map.
Important Disclaimer
This report is provided for informational purposes only. It does not constitute a formal property valuation, structural survey, or legal search. The data is sourced from publicly available databases and third-party APIs, which may contain inaccuracies or be out of date.
We strongly recommend obtaining professional advice from a qualified surveyor, solicitor, and independent financial adviser before making any property purchase or investment decision.
Report generated by PropertyReportUK. Data freshness varies by source. © 2026 PropertyReportUK.
Methodology & Glossary
Where the data comes from
| Data point | Source | Typical lag |
|---|---|---|
| Sold prices / transactions | HM Land Registry Price Paid Data | 1–3 months |
| Valuation & £/sqft | PropertyData market index + comparables | Daily |
| EPC rating | EPC Register (opendatacommunities.org) | At certificate issue (10-year validity) |
| Flood risk | Environment Agency long-term risk + live warnings | Daily for warnings; periodic for long-term risk |
| Crime | Police UK street-level data | ~2 months |
| Schools & Ofsted ratings | Get Information About Schools (GIAS) · Ofsted | ~3 months from inspection |
| Planning applications | PropertyData planning feed (council aggregator) | ~1–4 weeks |
| Listed buildings | Historic England National Heritage List | Updated quarterly |
| Demographics & deprivation | ONS Census 2021 · MHCLG IMD 2019 | Census every 10 years |
| Broadband & mobile coverage | Ofcom Connected Nations | Twice yearly |
| Sunlight & sun path | NOAA solar position algorithm (deterministic) | n/a |
| Title & ownership (Premium+) | HM Land Registry via PropertyData /title | ~24h after registration |
UK benchmarks used for comparisons
When we say "above UK average" we use these reference values, refreshed annually.
| Price per sqft (UK average, ex-London) | ~£270/sqft |
| Price per sqft (London average) | ~£770/sqft |
| Crime per 1,000 residents per month | ~28 |
| Median UK residential EPC band | D (score ~62) |
| Schools rated Good or Outstanding (UK) | ~67% |
| Gross BTL yield (UK average) | ~5.4% |
Glossary
| EPC band | Energy Performance Certificate band. A is most efficient, G is least. UK median is D. The certificate is valid for 10 years from issue. |
| £/sqft | Sale price divided by internal floor area in square feet. The cleanest way to compare properties of different sizes. Adjust mentally for floor (top-floor flats typically command +5%) and condition. |
| UPRN | Unique Property Reference Number. The 12-digit identifier Ordnance Survey assigns to every UK address. |
| LSOA | Lower Super Output Area. ONS statistical unit of around 1,000–3,000 residents used for census data and deprivation indices. |
| IMD decile | Index of Multiple Deprivation decile, 1 (most deprived) to 10 (least deprived). Compares LSOAs across England on a relative basis. |
| Conservation area | A designated area of special architectural or historic interest where extra planning rules apply (you may need extra permissions for alterations). |
| Gross yield | Annual rent ÷ purchase price × 100%. A rough cash-flow indicator that ignores costs. Net yield is more accurate but requires assumptions about voids, management and maintenance. |
| Marriage value | The uplift in property value when a leaseholder buys the freehold (or extends a lease below 80 years). Triggers a 50/50 share with the freeholder under the 1993 Act. |
| Confidence range | The valuation low / high. A wide range (e.g. ±15%) signals that comparable sales are limited or inconsistent. A narrow range (±3%) means lots of recent like-for-like evidence. |
| Section 21 | Historically the "no-fault" eviction notice. Abolished by the Renters' Rights Act 2026, which came into force on 1 May 2026. |
What we do (and don't) do
- We do: pull from authoritative UK government sources, structure the data into a buyer's checklist, generate an analyst summary using AI grounded in the actual numbers.
- We do not: physically inspect the property, run conveyancing searches, value the property for mortgage lending, or replace a chartered surveyor or solicitor.
- Always pair this report with a qualified Level 2 HomeBuyer Report (most properties) or Level 3 Building Survey (older, larger or unusual properties) before exchange.
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