# 35 STANKS DRIVE, LEEDS, WEST YORKSHIRE, LS14 5PT

## Property details

- Slug: `3f4437e` (address key hash: `3f4437e0666a2210bdb0190907872a2bac9f1bc2`)
- Postcode: LS14 5PT
- Transactions on record: 2

- Tenure: Freehold
- Property type: Semi-detached
- Bedrooms: 3
- Bathrooms: 1
- Floor area: 80 m²
- EPC rating: D
- Year built: England and Wales: 1950-1966
- Last sold: £195,000 Apr 2026
- Price per m²: £2,438/m²
- Local average: £243,677 (77 sales)
- Street crime: 262 incidents within 1 mile (Jun 2026)

## Latest sale

- Price: £195,000
- Date: 2026-04-15
- Type: S
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Expiry date:** 06/03/2035
- **Current heating cost:** £925/year
- **Est. upgrade cost to C:** £14,950

### Recommendations
- B4 (£300 - £600)
- W2 (£4,000 - £6,000)
- N (£4,000 - £6,000)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0432-3047-1207-1335-6204)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-04-15 | £195,000 | Semi-detached | +114.3% | £194,466 (to May 2026) | [View](http://87.117.209.195:8080/house-prices/50d10b84-9bd4-b8d0-e063-4704a8c08d98) |
| Sold | 2015-06-03 | £91,000 | Semi-detached | — | £154,785 (to May 2026) | [View](http://87.117.209.195:8080/house-prices/ff4e8ca3-dada-4807-9280-424977c23590) |

*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 |
|---------|-------|------|------|
| 35 STANKS DRIVE, LEEDS, WEST YORKSHIRE, LS14 5PT | £195,000 | 15/04/2026 | Semi-detached |
| 35 STANKS DRIVE, LEEDS, WEST YORKSHIRE, LS14 5PT | £91,000 | 03/06/2015 | Semi-detached |

## Historic listings

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

- Matched listing: [165832808](http://87.117.209.195:8080/listings/e81ce36)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £195,000 |
| listed | 2025-08-16 | £200,000 |
| sold | 2015-01-01 | £91,000 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 5 STANKS PARADE, LEEDS, WEST YORKSHIRE, LS14 5PL | £130,000 | 12/12/2025 | Semi-detached |
| 22 STANKS DRIVE, LEEDS, WEST YORKSHIRE, LS14 5QE | £156,000 | 08/12/2025 | Semi-detached |
| 192 STANKS DRIVE, LEEDS, WEST YORKSHIRE, LS14 5QD | £166,000 | 24/11/2025 | Semi-detached |
| 240 SWARCLIFFE DRIVE EAST, LEEDS, WEST YORKSHIRE, LS14 5PQ | £200,000 | 06/10/2025 | Semi-detached |
| 132 BARWICK ROAD, LEEDS, WEST YORKSHIRE, LS15 8SW | £246,000 | 01/09/2025 | Semi-detached |
| 75 KELMSCOTT LANE, LEEDS, WEST YORKSHIRE, LS15 8JT | £245,000 | 01/04/2025 | Semi-detached |
| 6 STANKS ROAD, LEEDS, WEST YORKSHIRE, LS14 5PN | £160,000 | 07/02/2025 | Semi-detached |
| 37 STANKS GARDENS, LEEDS, WEST YORKSHIRE, LS14 5PW | £148,000 | 27/10/2023 | Semi-detached |
| 138 STANKS DRIVE, LEEDS, WEST YORKSHIRE, LS14 5QD | £163,000 | 27/10/2023 | Semi-detached |
| 57 STANKS DRIVE, LEEDS, WEST YORKSHIRE, LS14 5QB | £141,000 | 26/10/2023 | Semi-detached |
| 2 STANKS GARDENS, LEEDS, WEST YORKSHIRE, LS14 5PX | £196,000 | 04/07/2023 | Semi-detached |
| 28 STANKS GARDENS, LEEDS, WEST YORKSHIRE, LS14 5PW | £160,000 | 15/05/2023 | Semi-detached |
| 26 SWARCLIFFE GREEN, LEEDS, WEST YORKSHIRE, LS14 5PG | £80,000 | 17/03/2023 | Semi-detached |
| 238 PENDAS WAY, LEEDS, WEST YORKSHIRE, LS15 8LA | £265,000 | 10/03/2023 | Semi-detached |
| 35 ASH TREE GROVE, LEEDS, WEST YORKSHIRE, LS14 5LT | £170,000 | 16/12/2022 | Semi-detached |
| 3 STANKS RISE, LEEDS, WEST YORKSHIRE, LS14 5PY | £110,000 | 17/11/2022 | Semi-detached |
| 24 STANKS CROSS, LEEDS, WEST YORKSHIRE, LS14 5PS | £175,000 | 15/11/2022 | Semi-detached |
| 2 STANKS DRIVE, LEEDS, WEST YORKSHIRE, LS14 5QE | £125,000 | 20/10/2022 | Semi-detached |
| 81 BARWICK ROAD, LEEDS, WEST YORKSHIRE, LS15 8SP | £366,000 | 07/10/2022 | Semi-detached |
| 26 STANKS PARADE, LEEDS, WEST YORKSHIRE, LS14 5PL | £120,000 | 24/08/2022 | Semi-detached |

**Area average:** £176,100 (20 sales)

## Capital growth trend

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

- **5y growth:** 54.2%
- **10y growth:** 65.5%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 4.7%
- **5y growth (index):** 25.5%
- **10y growth (index):** 60.1%

## 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 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 |
|------|------|------|------|------|
| 5 Bed Semi-Detached House, Croftdale Grove, LS15 | £1,700/mo | 5 | 0.7 miles | OpenRent |
| 4 Bed Terraced House, Marshall Avenue, LS15 | £1,595/mo | 4 | 0.75 miles | OpenRent |

**Average rent: £1,648/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.85% (okay)
- **Max investor price (0.8%):** £206,000
- **Target investor price (1%):** £164,800

*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 £1,648/mo).*

- **Gross yield:** 10.1%
- **Cost-to-rent:** 9.9×
- **Monthly cashflow:** £690/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 14.6%

*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:** Job (default Low)

[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 | 111 |
| Shoplifting | 25 |
| Anti-social behaviour | 20 |
| Other theft | 19 |
| Criminal damage and arson | 16 |
| Public order | 15 |
| Burglary | 14 |
| Other crime | 13 |
| Vehicle crime | 11 |
| Robbery | 8 |
| Drugs | 6 |
| Possession of weapons | 3 |
| Bicycle theft | 1 |
| **Total incidents** | **262** |

*Within 1 mile during Jun 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 |
|------|------|----------|--------|
| John Smeaton Academy | Secondary | 0.2 miles | Good — 19 Jun 2024 |
| Manston Primary | Primary | 0.4 miles | Good — 24 Nov 2022 |
| Manston St James Primary Academy | Primary | 0.5 miles | — (Inspected (no overall grade)) |
| St Theresa's Catholic Primary School | Primary | 0.5 miles | Good — 31 Jan 2012 |
| Swarcliffe Primary School | Primary | 0.6 miles | Good — 6 Jul 2016 |