# 17 COMMON LANE, EAST ARDSLEY, WAKEFIELD, LEEDS, WEST YORKSHIRE, WF3 2EP

## Property details

- Slug: `50763d6` (address key hash: `50763d6806bc5ef675d39938837dad1fe16b29e6`)
- Postcode: WF3 2EP
- Transactions on record: 6

- Tenure: Freehold
- Property type: Terraced
- Bedrooms: 2
- Bathrooms: 1
- Floor area: 76 m²
- EPC rating: D
- Year built: England and Wales: 1900-1929
- Last sold: £175,000 Jan 2026
- Price per m²: £2,303/m²
- Local average: £169,606 (39 sales)
- Street crime: 111 incidents within 1 mile (May 2026)

## Latest sale

- Price: £175,000
- Date: 2026-01-30
- Type: T
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 14/07/2029
- **Current heating cost:** £860/year
- **Est. upgrade cost to C:** £19,910

### Recommendations
- Q (£4,000 - £14,000)
- W1 (£800 - £1,200)
- E (£10)
- G (£350 - £450)
- 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/8907-4955-8529-5496-2313)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-01-30 | £175,000 | Terraced | +40% | £175,969 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/4e75c29d-edac-8922-e063-4804a8c094d0) |
| Sold | 2020-10-29 | £125,000 | Terraced | +2.9% | £162,589 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/bc8936bc-2c04-0e2c-e053-6c04a8c0dbf4) |
| Sold | 2007-11-02 | £121,500 | Terraced | +15.7% | £194,757 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/e356c434-75eb-4277-828e-0aac02206dc8) |
| Sold | 2004-11-26 | £105,000 | Terraced | +118.8% | £208,470 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/aec3ef99-30f1-414c-89a5-906ee7b1fce6) |
| Sold | 2001-09-28 | £48,000 | Terraced | +17.1% | £188,201 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/7430f329-67f5-4083-8e0b-2d95034b416c) |
| Sold | 1999-11-23 | £41,000 | Terraced | — | £199,509 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/8a62ea73-e61f-4622-b713-84a072ece6b1) |

*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 |
|---------|-------|------|------|
| 17 COMMON LANE, EAST ARDSLEY, WAKEFIELD, LEEDS, WEST YORKSHIRE, WF3 2EP | £175,000 | 30/01/2026 | Terraced |
| 17 COMMON LANE, EAST ARDSLEY, WAKEFIELD, LEEDS, WEST YORKSHIRE, WF3 2EP | £125,000 | 29/10/2020 | Terraced |
| 17 COMMON LANE, EAST ARDSLEY, WAKEFIELD, LEEDS, WEST YORKSHIRE, WF3 2EP | £121,500 | 02/11/2007 | Terraced |
| 17 COMMON LANE, EAST ARDSLEY, WAKEFIELD, LEEDS, WEST YORKSHIRE, WF3 2EP | £105,000 | 26/11/2004 | Terraced |
| 17 COMMON LANE, EAST ARDSLEY, WAKEFIELD, LEEDS, WEST YORKSHIRE, WF3 2EP | £48,000 | 28/09/2001 | Terraced |
| 17 COMMON LANE, EAST ARDSLEY, WAKEFIELD, LEEDS, WEST YORKSHIRE, WF3 2EP | £41,000 | 23/11/1999 | Terraced |

## Historic listings

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

- Matched listing: [169885376](http://87.117.209.195:8080/listings/a22807c)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £175,000 |
| listed | 2025-12-01 | £175,000 |
| sold | 2020-01-01 | £125,000 |
| sold | 2007-01-01 | £121,500 |
| sold | 2004-01-01 | £105,000 |
| sold | 2001-01-01 | £48,000 |
| sold | 1999-01-01 | £41,000 |

## 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 WESTERTON ROAD, TINGLEY, WAKEFIELD, LEEDS, WEST YORKSHIRE, WF3 1NS | £156,000 | 19/12/2025 | Terraced |
| 53 COMMON LANE, EAST ARDSLEY, WAKEFIELD, LEEDS, WEST YORKSHIRE, WF3 2EL | £145,000 | 08/12/2023 | Terraced |
| 23 COMMON LANE, EAST ARDSLEY, WAKEFIELD, LEEDS, WEST YORKSHIRE, WF3 2EP | £160,000 | 11/08/2023 | Terraced |
| 8 THE AVENUE, TINGLEY, WAKEFIELD, LEEDS, WEST YORKSHIRE, WF3 1NP | £95,000 | 29/07/2022 | Terraced |
| 29 PADDOCK RISE, EAST ARDSLEY, WAKEFIELD, WEST YORKSHIRE, WF3 2GF | £111,995 | 27/05/2022 | Terraced |
| 33 PADDOCK RISE, EAST ARDSLEY, WAKEFIELD, WEST YORKSHIRE, WF3 2GF | £111,995 | 27/05/2022 | Terraced |
| 31 PADDOCK RISE, EAST ARDSLEY, WAKEFIELD, WEST YORKSHIRE, WF3 2GF | £111,995 | 27/05/2022 | Terraced |
| 53 ST MICHAELS DRIVE, EAST ARDSLEY, WAKEFIELD, WEST YORKSHIRE, WF3 2GA | £204,995 | 18/02/2022 | Terraced |
| 2 COMMON LANE, EAST ARDSLEY, WAKEFIELD, LEEDS, WEST YORKSHIRE, WF3 2EP | £134,000 | 18/02/2022 | Terraced |
| 55 ST MICHAELS DRIVE, EAST ARDSLEY, WAKEFIELD, WEST YORKSHIRE, WF3 2GA | £209,995 | 18/02/2022 | Terraced |
| 51 ST MICHAELS DRIVE, EAST ARDSLEY, WAKEFIELD, WEST YORKSHIRE, WF3 2GA | £209,995 | 11/02/2022 | Terraced |
| 6 COMMON LANE, EAST ARDSLEY, WAKEFIELD, LEEDS, WEST YORKSHIRE, WF3 2EP | £145,000 | 20/09/2021 | Terraced |
| 59 COMMON LANE, EAST ARDSLEY, WAKEFIELD, LEEDS, WEST YORKSHIRE, WF3 2EL | £128,000 | 15/09/2021 | Terraced |
| 30 GARDEN HOUSE LANE, TINGLEY, WAKEFIELD, LEEDS, WEST YORKSHIRE, WF3 1NW | £140,500 | 13/08/2021 | Terraced |
| 14 THE AVENUE, TINGLEY, WAKEFIELD, LEEDS, WEST YORKSHIRE, WF3 1NP | £112,500 | 12/08/2021 | Terraced |

**Area average:** £145,131 (15 sales)

## Capital growth trend

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

- **5y growth:** 16.9%
- **10y growth:** 56.8%

## 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 Wakefield (Apr 2025 – Mar 2026).*

## Rental Comparables

*Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 2 Bed End Terrace, Leeds, LS10 | £925/mo | 2 | 1.21 miles | OpenRent |
| 2 Bed Terraced House, Sissons Avenue, LS10 | £925/mo | 2 | 1.21 miles | OpenRent |
| 2 Bed End Terrace, Sissons Street, LS10 | £950/mo | 2 | 1.22 miles | OpenRent |

**Average rent: £933/mo (3 listings)**

## 1% Rule

- **Rent ratio:** 0.53% (weak for cashflow)
- **Max investor price (0.8%):** £115,625
- **Target investor price (1%):** £92,500

*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 £925/mo).*

- **Gross yield:** 6.3%
- **Cost-to-rent:** 15.8×
- **Monthly cashflow:** £118/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 2.8%

*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 | 45 |
| Criminal damage and arson | 12 |
| Public order | 11 |
| Anti-social behaviour | 10 |
| Other theft | 6 |
| Shoplifting | 6 |
| Vehicle crime | 6 |
| Burglary | 5 |
| Other crime | 4 |
| Drugs | 3 |
| Theft from the person | 2 |
| Possession of weapons | 1 |
| **Total incidents** | **111** |

*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 |
|------|------|----------|--------|
| Blackgates Primary Academy | Primary | 0.5 miles | Requires improvement — 23 Apr 2023 |
| East Ardsley Primary Academy | Primary | 0.7 miles | Good — 17 Jun 2014 |
| Middleton Primary School | Primary | 1.1 miles | Good — 6 Dec 2016 |
| Westerton Primary Academy | Primary | 1.1 miles | Good — 6 Dec 2023 |
| Thorpe Primary School | Primary | 1.2 miles | Good — 18 May 2023 |