Leeds · 3-bed
Newlay Lane, Bramley, LS13 2AL
© OpenStreetMap · click to open in maps
Asking price
£350,000
Verdict
Overpriced by £27,967 vs 3-bed homes nearby
What you could do with it
Estimated gross yields from current rental comps. Numbers are pre-cost — service, voids, mortgage, management still come off these.
Standard BTL
£1,600/mo
5.5% gross yield
Open-market tenant on a 12-month AST.
HMO (rooms)
Best fit£1,658/mo
5.7% gross yield
4–6 individual tenants, shared living. Highest yield, most management.
⚠ Article 4 area — HMO conversion needs planning consent.
LHA / Section 8
£748/mo
2.6% gross yield
Council-paid tenant. Stable rent, longer tenancies, slight discount to market.
Council lease
£636/mo
2.2% gross yield
3–5 yr guaranteed-rent lease to a housing association. Hands-off.
Who is this for?
Quick read across the buyer personas. ✅ = good fit · ⚠ = workable with caveats · ❌ = look elsewhere.
Family home
3-bed but EPC unknown — factor retrofit cost or budget for it.
Standard BTL
5.5% gross — tight; works only with low costs / cheap finance.
HMO (rooms)
5.7% HMO yield + Article 4 — slow + expensive to convert.
Buy + rent later
Rents would more than cover BTL mortgage costs if life changes.
The numbers
England (SDLT) · 75% LTV mortgage at 5.5% over 25 years (capital repayment).
Stamp duty
First-time buyer
£0
Home mover
£5,000
2nd home / BTL
£22,500
Mortgage @ 75% LTV
- Loan
- £262,500
- Deposit
- £87,500
- Per month
- £1,612
Cash you'd need to walk in (deposit + investor SDLT, before legal/survey): £110,000
Should you pay this?
Asking price is roughly £27,967 above what 3-bed homes typically go for here.
You're paying £350,000. Comparable 3-bed homes in this area suggest a market price of around £322,033.
Contains HM Land Registry data © Crown copyright and database right.
What it'd rent for
£1,600/month5.49% gross yield
Based on 2,041 live rentals in Leeds · 3-bed homes here average £1,310/mo.
Most landlords need 5%+ gross to break even after costs in this area, so this is a decent fallback if your plans shift.
Property features
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Loading nearby sold…
Crime risk
Flood risk
Schools & Ofsted
No schools indexed yet for this postcode sector. The official sources below cover every UK postcode.
Catchments aren't published nationally; many schools use distance-from-school as the deciding factor. The links above give you the official data — only the local authority can confirm a specific year's catchment boundary.
Contains public sector information licensed under the Open Government Licence v3.0.
Area pulse
- 9,959 new listings here in the last month — good comparable supply.
- Inside an Article 4 area — HMO conversion needs planning consent (don't assume you can split it).
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