# 33 WESTBOURNE GROVE, OTLEY, LEEDS, WEST YORKSHIRE, LS21 3LJ

## Property details

- Slug: `31699c5` (address key hash: `31699c586aa9d8251a50d8f73d3d6b5c9b3a4085`)
- Postcode: LS21 3LJ
- Transactions on record: 1

- Tenure: Freehold
- Property type: Semi-detached
- Last sold: £40,000 Dec 1997
- Local average: £363,129 (15 sales)
- Street crime: 49 incidents within 1 mile (Apr 2026)

## Latest sale

- Price: £40,000
- Date: 1997-12-05
- Type: S
- Tenure: F

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 1997-12-05 | £40,000 | Semi-detached | — | £210,821 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/e4610cb1-78d0-40a6-8338-65d52fc4f708) |

*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 |
|---------|-------|------|------|
| 33 WESTBOURNE GROVE, OTLEY, LEEDS, WEST YORKSHIRE, LS21 3LJ | £40,000 | 05/12/1997 | Semi-detached |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 36 WESTBOURNE GROVE, OTLEY, LEEDS, WEST YORKSHIRE, LS21 3LJ | £315,000 | 27/03/2026 | Semi-detached |
| 28 WEST BUSK LANE, OTLEY, LEEDS, WEST YORKSHIRE, LS21 3LW | £350,000 | 05/12/2025 | Semi-detached |
| 39 KINEHOLME DRIVE, OTLEY, LEEDS, WEST YORKSHIRE, LS21 3LX | £390,000 | 03/11/2025 | Semi-detached |
| 56 WEST BUSK LANE, OTLEY, LEEDS, WEST YORKSHIRE, LS21 3LW | £270,000 | 18/12/2023 | Semi-detached |
| 143 BRADFORD ROAD, OTLEY, LEEDS, WEST YORKSHIRE, LS21 3LH | £220,000 | 24/07/2023 | Semi-detached |
| 15 WEST BUSK LANE, OTLEY, LEEDS, WEST YORKSHIRE, LS21 3LW | £297,000 | 09/06/2023 | Semi-detached |
| 32 DUNCAN AVENUE, OTLEY, LEEDS, WEST YORKSHIRE, LS21 3LN | £405,000 | 24/04/2023 | Semi-detached |
| 98 BRADFORD ROAD, OTLEY, LEEDS, WEST YORKSHIRE, LS21 3LE | £335,000 | 22/12/2022 | Semi-detached |
| 45 CAXTON ROAD, OTLEY, LEEDS, WEST YORKSHIRE, LS21 3LL | £240,000 | 07/11/2022 | Semi-detached |
| 14 DUNCAN AVENUE, OTLEY, LEEDS, WEST YORKSHIRE, LS21 3LN | £252,000 | 04/11/2022 | Semi-detached |
| 21 WESTBOURNE CLOSE, OTLEY, LEEDS, WEST YORKSHIRE, LS21 3LG | £365,000 | 11/10/2022 | Semi-detached |
| MOOR VIEW BRADFORD ROAD, OTLEY, LEEDS, WEST YORKSHIRE, LS21 3LH | £385,000 | 29/07/2022 | Semi-detached |
| 92 BRADFORD ROAD, OTLEY, LEEDS, WEST YORKSHIRE, LS21 3LE | £250,000 | 27/06/2022 | Semi-detached |
| 145 BRADFORD ROAD, OTLEY, LEEDS, WEST YORKSHIRE, LS21 3LH | £237,000 | 28/01/2022 | Semi-detached |
| 14 DUNCAN AVENUE, OTLEY, LEEDS, WEST YORKSHIRE, LS21 3LN | £215,000 | 14/01/2022 | Semi-detached |
| 123 BRADFORD ROAD, OTLEY, LEEDS, WEST YORKSHIRE, LS21 3LH | £360,000 | 01/12/2021 | Semi-detached |
| 13 WESTBOURNE GROVE, OTLEY, LEEDS, WEST YORKSHIRE, LS21 3LJ | £175,000 | 29/09/2021 | Semi-detached |
| 1 WESTBOURNE CLOSE, OTLEY, LEEDS, WEST YORKSHIRE, LS21 3LG | £460,000 | 29/09/2021 | Semi-detached |
| 3 CAXTON ROAD, OTLEY, LEEDS, WEST YORKSHIRE, LS21 3LL | £268,050 | 28/09/2021 | Semi-detached |

**Area average:** £304,687 (19 sales)

## Capital growth trend

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

- **5y growth:** 32.6%
- **10y growth:** 63.4%

## House Price Index (HM Land Registry)

*Official index for Leeds; Semi-detached series; as of April 2026.*

- **1y growth (index):** 4.2%
- **5y growth (index):** 25.5%
- **10y growth (index):** 62.8%

## Rental Range

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

- **Low:** £1,021/mo
- **Realistic:** £1,134/mo
- **Optimistic:** £1,247/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Harrogate (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 |
|------|------|------|------|------|
| 3 Bed Terraced House, Newall Avenue, LS21 | £2,500/mo | 3 | 0.88 miles | OpenRent |

**Average rent: £2,500/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 6.25% (strong)
- **Max investor price (0.8%):** £312,500
- **Target investor price (1%):** £250,000

*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 £2,500/mo).*

- **Gross yield:** 75%
- **Cost-to-rent:** 1.3×
- **Monthly cashflow:** £2,067/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 213.9%

*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 | 19 |
| Anti-social behaviour | 8 |
| Criminal damage and arson | 5 |
| Public order | 5 |
| Other theft | 4 |
| Shoplifting | 4 |
| Burglary | 2 |
| Robbery | 1 |
| Vehicle crime | 1 |
| **Total incidents** | **49** |

*Within 1 mile during Apr 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 |
|------|------|----------|--------|
| Westgate Primary School | Primary | 0.3 miles | Good — 30 Jul 2018 |
| St Joseph's Catholic Primary School, Otley | Primary | 0.7 miles | Good — 2 May 2024 |
| Ashfield Primary School | Primary | 0.8 miles | Good — 25 Jul 2023 |
| Otley Prince Henry's Grammar School Specialist Language College | Secondary | 1.1 miles | — (Inspected (no overall grade)) |
| Otley All Saints CofE Primary School | Primary | 1.2 miles | Good — 9 Nov 2012 |