# 23 MILES HILL GROVE, LEEDS, WEST YORKSHIRE, LS7 2EW

## Property details

- Slug: `36ae498` (address key hash: `36ae49828cf38ff266c55bc22640dc80b2446e9f`)
- Postcode: LS7 2EW
- Transactions on record: 2

- Tenure: Freehold
- Property type: Terraced
- Bedrooms: 3
- Bathrooms: 1
- Floor area: 76 m²
- EPC rating: D
- Year built: England and Wales: 1930-1949
- Last sold: £268,000 Feb 2026
- Price per m²: £3,526/m²
- Local average: £243,683 (29 sales)
- Street crime: 368 incidents within 1 mile (May 2026)

## Latest sale

- Price: £268,000
- Date: 2026-02-06
- Type: T
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 07/08/2035
- **Current heating cost:** £958/year
- **Est. upgrade cost to C:** £17,700

### Recommendations
- B (£900 - £1,500)
- W1 (£5,000 - £10,000)
- U (£8,000 - £10,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0320-2038-8580-2505-4335)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-02-06 | £268,000 | Terraced | +91.4% | £270,481 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/4c1b673f-d411-d8ea-e063-4704a8c0bf7d) |
| Sold | 2015-12-10 | £140,000 | Terraced | — | £224,412 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/2ac10e50-4b3f-1af6-e050-a8c063052ba1) |

*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 |
|---------|-------|------|------|
| 23 MILES HILL GROVE, LEEDS, WEST YORKSHIRE, LS7 2EW | £268,000 | 06/02/2026 | Terraced |
| 23 MILES HILL GROVE, LEEDS, WEST YORKSHIRE, LS7 2EW | £140,000 | 10/12/2015 | Terraced |

## Historic listings

Listing activity only where we matched the listing to a Land Registry sale already on record for this address.

- Matched listing: [161067656](http://87.117.209.195:8080/listings/6f03310)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £268,000 |
| listed | 2025-04-24 | £250,000 |
| sold | 2015-01-01 | £140,000 |
| sold | 2005-01-01 | £113,500 |
| sold | 2001-01-01 | £44,000 |
| sold | 1995-01-01 | £26,250 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 14 MILES HILL CRESCENT, LEEDS, WEST YORKSHIRE, LS7 2ET | £255,000 | 28/01/2026 | Terraced |
| 194 POTTERNEWTON LANE, LEEDS, WEST YORKSHIRE, LS7 2DU | £268,750 | 25/11/2025 | Terraced |
| 26 MILES HILL STREET, LEEDS, WEST YORKSHIRE, LS7 2EQ | £263,500 | 26/09/2025 | Terraced |
| 36 MILES HILL ROAD, LEEDS, WEST YORKSHIRE, LS7 2ES | £199,103 | 11/04/2025 | Terraced |
| 42 MILES HILL ROAD, LEEDS, WEST YORKSHIRE, LS7 2ES | £228,000 | 24/11/2023 | Terraced |
| 9 MILES HILL AVENUE, LEEDS, WEST YORKSHIRE, LS7 2EL | £245,000 | 25/08/2023 | Terraced |
| 44 MILES HILL VIEW, LEEDS, WEST YORKSHIRE, LS7 2EJ | £235,000 | 22/12/2022 | Terraced |
| 14 MILES HILL TERRACE, LEEDS, WEST YORKSHIRE, LS7 2EZ | £247,521 | 16/12/2022 | Terraced |
| 25 MILES HILL TERRACE, LEEDS, WEST YORKSHIRE, LS7 2EZ | £280,000 | 23/11/2022 | Terraced |
| 23 MILES HILL TERRACE, LEEDS, WEST YORKSHIRE, LS7 2EZ | £235,000 | 23/09/2022 | Terraced |
| 14 MILES HILL CRESCENT, LEEDS, WEST YORKSHIRE, LS7 2ET | £225,000 | 19/08/2022 | Terraced |
| 41 MILES HILL CRESCENT, LEEDS, WEST YORKSHIRE, LS7 2EU | £199,950 | 27/06/2022 | Terraced |
| 21 MILES HILL STREET, LEEDS, WEST YORKSHIRE, LS7 2EQ | £245,000 | 31/03/2022 | Terraced |
| 20 MILES HILL STREET, LEEDS, WEST YORKSHIRE, LS7 2EQ | £241,000 | 25/02/2022 | Terraced |
| 62 MILES HILL CRESCENT, LEEDS, WEST YORKSHIRE, LS7 2ET | £198,000 | 01/10/2021 | Terraced |
| 12 BECKHILL GROVE, LEEDS, WEST YORKSHIRE, LS7 2RX | £175,000 | 13/09/2021 | Terraced |

**Area average:** £233,802 (16 sales)

## For sale comparables

*Active for-sale listings within 1 mile, matched to the same property type and bedroom count.*

| Address | Price | Beds | Type | Distance |
|---------|-------|------|------|----------|
| [Delph Mount, Leeds, LS6](http://87.117.209.195:8080/listings/f4ae881) | £325,000 | 3 | End of terrace | 0.74 mi |

## Capital growth trend

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

- **5y growth:** 11.8%
- **10y growth:** -4.5%

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

## LHA (Local Housing Allowance)

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

## Rental Comparables

*Residential lets in the area (all bedroom counts shown — none matched the 3-bedroom count for this property). Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 4 Bed Terraced House, Cliff Mount, LS6 | £1,600/mo | 4 | 0.75 miles | OpenRent |
| 1 Bed Maisonette, Meanwood, LS6 | £895/mo | 1 | 0.78 miles | OpenRent |

**Average rent: £1,248/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.47% (weak for cashflow)
- **Max investor price (0.8%):** £156,000
- **Target investor price (1%):** £124,800

*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 £1,248/mo).*

- **Gross yield:** 5.6%
- **Cost-to-rent:** 17.9×
- **Monthly cashflow:** £43/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 0.7%

*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 | 141 |
| Shoplifting | 42 |
| Public order | 40 |
| Criminal damage and arson | 37 |
| Anti-social behaviour | 25 |
| Other theft | 25 |
| Vehicle crime | 14 |
| Drugs | 13 |
| Burglary | 12 |
| Other crime | 8 |
| Possession of weapons | 4 |
| Robbery | 3 |
| Bicycle theft | 2 |
| Theft from the person | 2 |
| **Total incidents** | **368** |

*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 |
|------|------|----------|--------|
| Alder Tree Primary Academy | Primary | 0.1 miles | Good — 13 Dec 2023 |
| St Matthew's Church of England Primary School | Primary | 0.5 miles | Good — 21 Jun 2016 |
| Chapel Allerton Primary School | Primary | 0.5 miles | Good — 10 Mar 2015 |
| Carr Manor Community School | Other | 0.6 miles | Good — 11 Mar 2014 |
| Leeds City Academy | Secondary | 0.7 miles | Good — 19 Jun 2019 |

## FENSA Certificates

This property has 3 FENSA certificate(s) on record.

### FENSA Certificate #13232234
- **Address:** 23 Miles Hill Grove, LEEDS, LS7 2EW
- **Certificate Issued:** 13/11/2018
- **Work Completed:** 20/09/2018
- **Items:** 4 window(s)

### FENSA Certificate #12858909
- **Address:** 23 Miles Hill Grove, LEEDS, LS7 2EW
- **Certificate Issued:** 26/03/2018
- **Work Completed:** 07/02/2018
- **Items:** 3 window(s)

### FENSA Certificate #5531090
- **Address:** 23 Miles Hill Grove, LEEDS, LS7 2EW
- **Certificate Issued:** 17/03/2008
- **Work Completed:** 16/02/2008
- **Items:** 2 door(s)