Terraced

16 STANLEY TERRACE

LEEDS, WEST YORKSHIRE, LS9 7AF

£170,000

Location

Map view View on Google Maps View on OpenStreetMap Street View LS9 7AF

Nearby

Nearest stations, universities and amenities (distance from property).

Type	Name	Distance
Shop	Ashley Stores	0.0 miles
Bus stop	Stanley Road Ashley Road	0.0 miles
Hospital	Cancer Genetics Building	0.1 miles
University	Northern Film School	1.4 miles
Train station	Leeds	1.7 miles

Property details

Tenure

Freehold

Property type

Terraced

Floor area

108 m²

EPC rating

Year built

England and Wales: 1900-1929

Last sold

£170,000 Jan 2026

Price per m²

£1,574/m²

Local average

£137,268 (58 sales)

Street crime

967 incidents within 1 mile (May 2026)

EPC Rating & Upgrade Cost

This certificate expired on 20/12/2025. A new EPC may be required before the property can be marketed or let.

Current rating: E

Potential rating: C

Inspection date: 21/12/2015

Expiry date: 20/12/2025 (expired)

Current heating cost: £1,274/year

Potential heating cost: £695/year

Est. upgrade cost to C: £24,040

EPC E or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

Room-in-roof insulation (£1,500 - £2,700)
50 mm internal or external wall insulation (£4,000 - £14,000)
Floor insulation (suspended floor) (£800 - £1,200)
Low energy lighting for all fixed outlets (£40)
Upgrade heating controls (£350 - £450)
Solar water heating (£4,000 - £6,000)
Solar photovoltaic panels, 2.5 kWp (£5,000 - £8,000)

View full EPC on gov.uk

Price history

Event	Date	Price	Type	% change	Today’s value (HPI)	Action
Sold	28/01/2026	£170,000	Terraced	—	£170,941 to April 2026	View transaction

Historic listings

No historic listing events could be matched to the sales on record for this address. We only show events where a listing page could be linked to a Land Registry sale here.

Sold comparables

Same street and nearby sales within 0.25 miles (last 5 years). Land Registry Price Paid Data.

Address	Price	Date	Type
32 BEXLEY TERRACE, LEEDS, WEST YORKSHIRE, LS8 5NX	£110,000	19/12/2025	Terraced
3 DARFIELD VILLAS, LEEDS, WEST YORKSHIRE, LS8 5DJ	£182,000	08/12/2025	Terraced
7 STANLEY PLACE, LEEDS, WEST YORKSHIRE, LS9 7BP	£100,000	29/08/2025	Terraced
5 DARFIELD CRESCENT, LEEDS, WEST YORKSHIRE, LS8 5DA	£85,000	12/08/2025	Terraced
14 ASHLEY AVENUE, LEEDS, WEST YORKSHIRE, LS9 7AG	£130,000	22/04/2025	Terraced
28 BEXLEY TERRACE, LEEDS, WEST YORKSHIRE, LS8 5NX	£75,000	26/03/2025	Terraced
7 ASHTON AVENUE, LEEDS, WEST YORKSHIRE, LS8 5BX	£120,000	21/03/2025	Terraced
31 DARFIELD PLACE, LEEDS, WEST YORKSHIRE, LS8 5DD	£120,000	06/02/2025	Terraced
10 ASHTON AVENUE, LEEDS, WEST YORKSHIRE, LS8 5BX	£96,000	20/11/2023	Terraced
7 ASHTON AVENUE, LEEDS, WEST YORKSHIRE, LS8 5BX	£51,529	03/11/2023	Terraced
1 COMPTON AVENUE, LEEDS, WEST YORKSHIRE, LS9 7BW	£124,000	01/09/2023	Terraced
27 ASHTON TERRACE, LEEDS, WEST YORKSHIRE, LS8 5BU	£123,000	16/08/2023	Terraced
19 BEXLEY GROVE, LEEDS, WEST YORKSHIRE, LS8 5NZ	£60,000	03/08/2023	Terraced
12 FLORENCE MOUNT, LEEDS, WEST YORKSHIRE, LS9 7AU	£92,000	28/07/2023	Terraced
139 BAYSWATER ROAD, LEEDS, WEST YORKSHIRE, LS8 5NT	£125,000	14/07/2023	Terraced
16 ASHTON AVENUE, LEEDS, WEST YORKSHIRE, LS8 5BX	£70,000	30/06/2023	Terraced
15 DARFIELD STREET, LEEDS, WEST YORKSHIRE, LS8 5DB	£62,000	20/04/2023	Terraced
25 DARFIELD STREET, LEEDS, WEST YORKSHIRE, LS8 5DB	£104,000	14/02/2023	Terraced
1 FLORENCE GROVE, LEEDS, WEST YORKSHIRE, LS9 7AN	£85,000	09/12/2022	Terraced
33 ASHTON VIEW, LEEDS, WEST YORKSHIRE, LS8 5BS	£80,000	08/12/2022	Terraced

Area average: £99,726 (20 sales)

For sale comparables

No active for-sale comparables found within 1 mile for the same property type.

Capital growth trend

Land Registry outcode average: last 12 months vs 5y and 10y ago (from sold prices).

5y growth 53.9%

10y growth 86.2%

House Price Index (HM Land Registry — official index, not sold-price averages): Leeds. Series: Terraced. As of April 2026.

1y (index) 3.8%

5y (index) 24.3%

10y (index) 62.2%

Rental Range

Estimated market rent for Leeds. Low = conservative, Realistic = average, Optimistic = best case.

Low £1,022/mo

Realistic £1,135/mo

Optimistic £1,249/mo

Based on Local Authority from postcode lookup → Leeds.

LHA (30th percentile) floor for Leeds: Apr 2025 – Mar 2026

Rental Comparables

Residential lets from OpenRent and Rightmove for the area. Bedroom counts vary — use the Beds column to compare like-for-like lets. Student lets are excluded.

Title	Rent	Beds	Distance	As seen on
4 Bed Terraced House, Ashley Terrace, LS9	£995/mo	4	0.06 miles	OpenRent
3 Bed Terraced House, Bayswater Crescent, LS8	£995/mo	3	0.26 miles	OpenRent
4 Bed Terraced House, Gathorne Terrace, LS8	£1,300/mo	4	0.48 miles	OpenRent

Average rent: £1,097/mo (3 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.59%

Max investor price (0.8%) £124,375

Target investor price (1%) £99,500

Gross yield 7%

Cost-to-rent ratio 14.2×

Monthly cashflow £201/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 4.9%

Rent ratio — Monthly rent ÷ purchase price (1% rule). 1%+ = strong, 0.8–1% = okay, <0.8% = weak for cashflow.
Max investor price — Rent ÷ 0.8%; the price at which rent would be 0.8% of price (Stoke-style target).
Target investor price — Rent ÷ 1%; the price at which rent would be 1% of price (strong cashflow band).
Gross yield — Annual rent as % of purchase price (no costs).
Cost-to-rent — Price ÷ annual rent (from OpenRent comparables). Under 14× = strong, 14–16× = acceptable, 17×+ = compressed.
Cashflow — Rent minus mortgage, 10% maintenance, £25/mo compliance. Assumes 75% LTV, 3.95% APR (5yr fixed), 25yr term.
ROI — Annual profit ÷ cash in (deposit + 4% purchase costs).

Flood risk

Zone: 1

Risk: Low

Not in Flood Risk Area (no data)

Street-level crime

Category	Count
Violence and sexual offences	455
Criminal damage and arson	76
Anti-social behaviour	69
Other theft	67
Public order	55
Burglary	54
Vehicle crime	50
Drugs	36
Shoplifting	35
Other crime	22
Robbery	20
Possession of weapons	15
Theft from the person	8
Bicycle theft	5
Total incidents	967

Within 1 mile during May 2026. Source: data.police.uk (England & Wales).

Schools nearby

Nearest open schools with Ofsted ratings (England). Closed schools are not shown. Data from Get Information about Schools and Ofsted.

Name	Type	Distance	Ofsted
Co-op Academy Nightingale	Primary	0.0 miles	Good — 21 Sep 2022
Co-op Academy Brierley	Other	0.1 miles	— (No rating)
Harehills Primary School	Primary	0.2 miles	Good — 8 Dec 2015
Co-op Academy Leeds	Secondary	0.5 miles	Good — 19 Jan 2023
Co-op Academy Woodlands	Primary	0.5 miles	Good — 16 Nov 2023

FENSA

Checking FENSA certificates for this address. Refresh in a few minutes.

# 16 STANLEY TERRACE, LEEDS, WEST YORKSHIRE, LS9 7AF

## Property details

- Slug: `22efdf2` (address key hash: `22efdf2d3ecf04880c1e23786b91a52504121802`)
- Postcode: LS9 7AF
- Transactions on record: 1

- Tenure: Freehold
- Property type: Terraced
- Floor area: 108 m²
- EPC rating: E
- Year built: England and Wales: 1900-1929
- Last sold: £170,000 Jan 2026
- Price per m²: £1,574/m²
- Local average: £137,268 (58 sales)
- Street crime: 967 incidents within 1 mile (May 2026)

## Latest sale

- Price: £170,000
- Date: 2026-01-28
- Type: T
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** E
- **Potential rating:** C
- **Expiry date:** 20/12/2025 — **EXPIRED** (no longer valid for marketing or letting)
- **Current heating cost:** £1,274/year
- **Est. upgrade cost to C:** £24,040

### Recommendations
- A3 (£1,500 - £2,700)
- Q (£4,000 - £14,000)
- W1 (£800 - £1,200)
- E (£40)
- G (£350 - £450)
- N (£4,000 - £6,000)
- U (£5,000 - £8,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/8985-7222-0029-8889-6926)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-01-28 | £170,000 | Terraced | — | £170,941 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/49e87c32-adff-591c-e063-4704a8c00c31) |

*Today’s value (HPI): adjusted using published house price index trends for the area and property type; not a valuation of the property today.*

## Sales History

*Recorded sales for this property. Data from Land Registry Price Paid.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 16 STANLEY TERRACE, LEEDS, WEST YORKSHIRE, LS9 7AF | £170,000 | 28/01/2026 | Terraced |

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 32 BEXLEY TERRACE, LEEDS, WEST YORKSHIRE, LS8 5NX | £110,000 | 19/12/2025 | Terraced |
| 3 DARFIELD VILLAS, LEEDS, WEST YORKSHIRE, LS8 5DJ | £182,000 | 08/12/2025 | Terraced |
| 7 STANLEY PLACE, LEEDS, WEST YORKSHIRE, LS9 7BP | £100,000 | 29/08/2025 | Terraced |
| 5 DARFIELD CRESCENT, LEEDS, WEST YORKSHIRE, LS8 5DA | £85,000 | 12/08/2025 | Terraced |
| 14 ASHLEY AVENUE, LEEDS, WEST YORKSHIRE, LS9 7AG | £130,000 | 22/04/2025 | Terraced |
| 28 BEXLEY TERRACE, LEEDS, WEST YORKSHIRE, LS8 5NX | £75,000 | 26/03/2025 | Terraced |
| 7 ASHTON AVENUE, LEEDS, WEST YORKSHIRE, LS8 5BX | £120,000 | 21/03/2025 | Terraced |
| 31 DARFIELD PLACE, LEEDS, WEST YORKSHIRE, LS8 5DD | £120,000 | 06/02/2025 | Terraced |
| 10 ASHTON AVENUE, LEEDS, WEST YORKSHIRE, LS8 5BX | £96,000 | 20/11/2023 | Terraced |
| 7 ASHTON AVENUE, LEEDS, WEST YORKSHIRE, LS8 5BX | £51,529 | 03/11/2023 | Terraced |
| 1 COMPTON AVENUE, LEEDS, WEST YORKSHIRE, LS9 7BW | £124,000 | 01/09/2023 | Terraced |
| 27 ASHTON TERRACE, LEEDS, WEST YORKSHIRE, LS8 5BU | £123,000 | 16/08/2023 | Terraced |
| 19 BEXLEY GROVE, LEEDS, WEST YORKSHIRE, LS8 5NZ | £60,000 | 03/08/2023 | Terraced |
| 12 FLORENCE MOUNT, LEEDS, WEST YORKSHIRE, LS9 7AU | £92,000 | 28/07/2023 | Terraced |
| 139 BAYSWATER ROAD, LEEDS, WEST YORKSHIRE, LS8 5NT | £125,000 | 14/07/2023 | Terraced |
| 16 ASHTON AVENUE, LEEDS, WEST YORKSHIRE, LS8 5BX | £70,000 | 30/06/2023 | Terraced |
| 15 DARFIELD STREET, LEEDS, WEST YORKSHIRE, LS8 5DB | £62,000 | 20/04/2023 | Terraced |
| 25 DARFIELD STREET, LEEDS, WEST YORKSHIRE, LS8 5DB | £104,000 | 14/02/2023 | Terraced |
| 1 FLORENCE GROVE, LEEDS, WEST YORKSHIRE, LS9 7AN | £85,000 | 09/12/2022 | Terraced |
| 33 ASHTON VIEW, LEEDS, WEST YORKSHIRE, LS8 5BS | £80,000 | 08/12/2022 | Terraced |

**Area average:** £99,726 (20 sales)

## Capital growth trend

*Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.*

- **5y growth:** 53.9%
- **10y growth:** 86.2%

## House Price Index (HM Land Registry)

*Official index for Leeds; Terraced series; as of April 2026.*

- **1y growth (index):** 3.8%
- **5y growth (index):** 24.3%
- **10y growth (index):** 62.2%

## Rental Range

*ONS Price Index of Private Rents (Leeds). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £1,022/mo
- **Realistic:** £1,135/mo
- **Optimistic:** £1,249/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Leeds (Apr 2025 – Mar 2026).*

## Rental Comparables

*Residential lets from OpenRent and Rightmove for the area. Bedroom counts vary — use the Beds column to compare like-for-like lets. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 4 Bed Terraced House, Ashley Terrace, LS9 | £995/mo | 4 | 0.06 miles | OpenRent |
| 3 Bed Terraced House, Bayswater Crescent, LS8 | £995/mo | 3 | 0.26 miles | OpenRent |
| 4 Bed Terraced House, Gathorne Terrace, LS8 | £1,300/mo | 4 | 0.48 miles | OpenRent |

**Average rent: £1,097/mo (3 listings)**

## 1% Rule

- **Rent ratio:** 0.59% (weak for cashflow)
- **Max investor price (0.8%):** £124,375
- **Target investor price (1%):** £99,500

*Monthly rent ÷ price. 1%+ = strong, 0.8–1% = okay, <0.8% = weak. Max investor price = rent ÷ 0.8% (Stoke-style target). Target investor price = rent ÷ 1% (strong cashflow band). Based on OpenRent comparables.*

## Rent-driven metrics

*Based on OpenRent comparables (median £995/mo).*

- **Gross yield:** 7%
- **Cost-to-rent:** 14.2×
- **Monthly cashflow:** £201/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 4.9%

*Gross yield = annual rent as % of price (no costs). Cost-to-rent = price ÷ annual rent (from OpenRent comparables); under 14× = strong, 14–16× = acceptable, 17×+ = compressed. Cashflow = rent − mortgage − 10% maintenance − £25/mo compliance; assumes 75% LTV, 3.95% APR (5yr fixed), 25yr term. ROI = annual profit ÷ cash in (deposit + 4% purchase costs).*

## Flood risk

- **Zone:** 1
- **Risk:** Low
- **Source:** Not in Flood Risk Area (no data)

[Check long-term flood risk (GOV.UK)](https://check-long-term-flood-risk.service.gov.uk/postcode)

## Street-level crime

| Category | Count |
|----------|-------|
| Violence and sexual offences | 455 |
| Criminal damage and arson | 76 |
| Anti-social behaviour | 69 |
| Other theft | 67 |
| Public order | 55 |
| Burglary | 54 |
| Vehicle crime | 50 |
| Drugs | 36 |
| Shoplifting | 35 |
| Other crime | 22 |
| Robbery | 20 |
| Possession of weapons | 15 |
| Theft from the person | 8 |
| Bicycle theft | 5 |
| **Total incidents** | **967** |

*Within 1 mile during May 2026. Source: data.police.uk (England & Wales).*

## Schools nearby

*Nearest open schools with Ofsted ratings (England). Closed schools are not shown.*

| Name | Type | Distance | Ofsted |
|------|------|----------|--------|
| Co-op Academy Nightingale | Primary | 0.0 miles | Good — 21 Sep 2022 |
| Co-op Academy Brierley | Other | 0.1 miles | — (No rating) |
| Harehills Primary School | Primary | 0.2 miles | Good — 8 Dec 2015 |
| Co-op Academy Leeds | Secondary | 0.5 miles | Good — 19 Jan 2023 |
| Co-op Academy Woodlands | Primary | 0.5 miles | Good — 16 Nov 2023 |