Semi-Detached

22 HOLLYSHAW CRESCENT

LEEDS, WEST YORKSHIRE, LS15 7AN

£460,000

Location

Map view View on Google Maps View on OpenStreetMap Street View LS15 7AN

Nearby

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

Type	Name	Distance
Bus stop	Ring Road Halton Kingswear Parade	0.1 miles
Shop	Mobility Matters	0.2 miles
Train station	Cross Gates	0.3 miles
Hospital	Cancer Genetics Building	2.9 miles
University	Mabgate University Centre	3.4 miles

Property details

Tenure

Freehold

Property type

Semi-detached

Bedrooms

Bathrooms

Floor area

166 m²

EPC rating

Year built

England and Wales: 1967-1975

Last sold

£460,000 Apr 2026

Price per m²

£2,771/m²

Local average

£264,430 (71 sales)

Street crime

255 incidents within 1 mile (Jul 2026)

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: B

Inspection date: 07/07/2025

Expiry date: 06/07/2035

Current heating cost: £786/year

Potential heating cost: £665/year

Est. upgrade cost to C: £5,725

Recommendations

Increase loft insulation to 270 mm (£100 - £350)
Cavity wall insulation (£500 - £1,500)
Solar photovoltaic panels, 2.5 kWp (£3,500 - £5,500)

View full EPC on gov.uk

Price history

Event	Date	Price	Type	% change	Today’s value (HPI)	Action
Sold	23/04/2026	£460,000	Semi-detached	—	£464,638 to June 2026	View transaction

Historic listings

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

Event	Date	Price
listed	14/01/2026	£475,000
sold	01/01/2026	£460,000
sold	01/01/2004	£195,000

Photos · Open listing

Sold comparables

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

Address	Price	Date	Type
68 RING ROAD, HALTON, LEEDS, WEST YORKSHIRE, LS15 7AB	£100,000	19/12/2025	Semi-detached
6 RING ROAD, HALTON, LEEDS, WEST YORKSHIRE, LS15 7AA	£165,000	04/12/2025	Semi-detached
26 HOLLYSHAW CRESCENT, LEEDS, WEST YORKSHIRE, LS15 7AN	£335,000	04/12/2025	Semi-detached
94 HOLLYSHAW LANE, LEEDS, WEST YORKSHIRE, LS15 7AG	£420,000	24/11/2025	Semi-detached
109 KNIGHTSWAY, LEEDS, WEST YORKSHIRE, LS15 7BL	£250,000	21/11/2025	Semi-detached
77 KNIGHTSWAY, LEEDS, WEST YORKSHIRE, LS15 7BL	£252,000	14/05/2025	Semi-detached
21 LULWORTH VIEW, LEEDS, WEST YORKSHIRE, LS15 8PG	£275,000	11/04/2025	Semi-detached
22 BARONSWAY, LEEDS, WEST YORKSHIRE, LS15 7AW	£275,000	14/03/2025	Semi-detached
32 SILKSTONE WAY, LEEDS, WEST YORKSHIRE, LS15 8TN	£200,000	07/02/2025	Semi-detached
70 HOLLYSHAW LANE, LEEDS, WEST YORKSHIRE, LS15 7AG	£448,000	03/02/2025	Semi-detached
3 KENNERLEIGH RISE, LEEDS, WEST YORKSHIRE, LS15 8RW	£217,500	20/12/2023	Semi-detached
11 CARTER TERRACE, LEEDS, WEST YORKSHIRE, LS15 7AH	£200,000	23/10/2023	Semi-detached
29 KENNERLEIGH WALK, LEEDS, WEST YORKSHIRE, LS15 8RJ	£196,000	20/10/2023	Semi-detached
25 BARONSWAY, LEEDS, WEST YORKSHIRE, LS15 7AW	£275,000	13/10/2023	Semi-detached
34 KNIGHTSWAY, LEEDS, WEST YORKSHIRE, LS15 7BW	£250,000	29/09/2023	Semi-detached
55 LULWORTH AVENUE, LEEDS, WEST YORKSHIRE, LS15 8LW	£215,000	14/09/2023	Semi-detached
19 RING ROAD, HALTON, LEEDS, WEST YORKSHIRE, LS15 8RH	£225,000	25/08/2023	Semi-detached
47 KINGSWEAR CRESCENT, LEEDS, WEST YORKSHIRE, LS15 8PQ	£235,000	07/08/2023	Semi-detached
26 BARONSCOURT, LEEDS, WEST YORKSHIRE, LS15 7AP	£249,000	28/07/2023	Semi-detached
26 KNIGHTSWAY, LEEDS, WEST YORKSHIRE, LS15 7BW	£300,000	26/07/2023	Semi-detached

Area average: £254,125 (20 sales)

For sale comparables

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

Capital growth trend

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

5y growth 25.1%

10y growth 42.4%

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

1y (index) 6.6%

5y (index) 23.7%

10y (index) 58.8%

Rental Range

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

Low £1,026/mo

Realistic £1,140/mo

Optimistic £1,254/mo

Based on Local Authority from postcode lookup → Leeds.

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

Rental Comparables

Residential lets in the area (all bedroom counts shown — none matched the 5-bedroom count for this property). Student lets are excluded.

Title	Rent	Beds	Distance	As seen on
3 Bed Terraced House, Pickard Court, LS15	£1,250/mo	3	0.27 miles	OpenRent
2 Bed Semi-Detached House, Burr Tree Garth, LS15	£1,195/mo	2	0.57 miles	OpenRent
1 Bed Flat, Park View Terrace, LS15	£700/mo	1	0.61 miles	OpenRent
1 Bed Flat, Halton, LS15	£675/mo	1	0.73 miles	OpenRent
3 Bed Semi-Detached House, Field End, LS15	£1,100/mo	3	0.78 miles	OpenRent
2 Bed End Terrace, Temple Row, LS15	£985/mo	2	0.81 miles	OpenRent
4 Bed End Terrace, Tulip Grove, LS14	£2,000/mo	4	0.82 miles	OpenRent
3 Bed Semi-Detached House, Tulip Drive, LS14	£1,500/mo	3	0.86 miles	OpenRent
2 Bed Flat, Acacia Garth, LS14	£2,500/mo	2	0.87 miles	OpenRent
1 Bed Flat, Rufus Court, LS14	£1,165/mo	1	0.95 miles	OpenRent
2 Bed Terraced House, Acacia Terrace, LS14	£1,250/mo	2	0.96 miles	OpenRent
2 Bed End Terrace, Acacia Terrace, LS14	£1,050/mo	2	0.96 miles	OpenRent
1 Bed Flat, Temple Court, LS15	£825/mo	1	0.99 miles	OpenRent
1 Bed Flat, Selby Road, LS15	£650/mo	1	1 miles	OpenRent
1 Bed Flat, Temple Court, LS15	£775/mo	1	1.01 miles	OpenRent
2 Bed Semi-Detached House, Skelwith Approach, LS14	£1,050/mo	2	1.02 miles	OpenRent

Average rent: £1,167/mo (16 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.23%

Max investor price (0.8%) £134,375

Target investor price (1%) £107,500

Gross yield 2.8%

Cost-to-rent ratio 35.7×

Monthly cashflow £-869/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -7.8%

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)

Registered land (INSPIRE)

This location falls inside an HM Land Registry INSPIRE registered freehold polygon.

Plot: ~718 m² (0.18 acres)

Source: HM Land Registry INSPIRE Index Polygons.

Street-level crime

Category	Count
Violence and sexual offences	66
Shoplifting	39
Anti-social behaviour	35
Criminal damage and arson	24
Other theft	23
Public order	18
Burglary	14
Vehicle crime	12
Other crime	11
Robbery	6
Drugs	3
Possession of weapons	2
Theft from the person	2
Total incidents	255

Within 1 mile during Jul 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
Austhorpe Primary School	Primary	0.5 miles	Good — 25 Mar 2011
Whitkirk Primary School	Primary	0.6 miles	Good — 17 May 2023
Temple Moor High School	Secondary	0.6 miles	Good — 22 Apr 2013
Cross Gates Primary School	Primary	0.7 miles	Good — 20 May 2024
Templenewsam Halton Primary School	Primary	0.7 miles	Good — 27 Mar 2012

FENSA

Window and door installation certificates found for this address.

Issued	Work completed	Windows	Doors
11/06/2007	06/04/2007	1	—
24/10/2006	18/08/2006	2	—
17/07/2006	11/05/2006	—	1

# 22 HOLLYSHAW CRESCENT, LEEDS, WEST YORKSHIRE, LS15 7AN

## Property details

- Slug: `521a3ea` (address key hash: `521a3ea1aa8d83ec95672a72eac33a4b7997c230`)
- Postcode: LS15 7AN
- Transactions on record: 1

- Tenure: Freehold
- Property type: Semi-detached
- Bedrooms: 5
- Bathrooms: 4
- Floor area: 166 m²
- EPC rating: C
- Year built: England and Wales: 1967-1975
- Last sold: £460,000 Apr 2026
- Price per m²: £2,771/m²
- Local average: £264,430 (71 sales)
- Street crime: 255 incidents within 1 mile (Jul 2026)

## Latest sale

- Price: £460,000
- Date: 2026-04-23
- Type: S
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 06/07/2035
- **Current heating cost:** £786/year
- **Est. upgrade cost to C:** £5,725

### Recommendations
- A (£100 - £350)
- B (£500 - £1,500)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2200-3533-0322-5506-3353)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-04-23 | £460,000 | Semi-detached | — | £464,638 (to June 2026) | [View](http://87.117.209.195:8080/house-prices/5340b1c5-fb78-8052-e063-4804a8c06ee4) |

*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 |
|---------|-------|------|------|
| 22 HOLLYSHAW CRESCENT, LEEDS, WEST YORKSHIRE, LS15 7AN | £460,000 | 23/04/2026 | 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: [170980853](http://87.117.209.195:8080/listings/eaefdaf)

| Event | Date | Price |
|-------|------|-------|
| listed | 2026-01-14 | £475,000 |
| sold | 2026-01-01 | £460,000 |
| sold | 2004-01-01 | £195,000 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 68 RING ROAD, HALTON, LEEDS, WEST YORKSHIRE, LS15 7AB | £100,000 | 19/12/2025 | Semi-detached |
| 6 RING ROAD, HALTON, LEEDS, WEST YORKSHIRE, LS15 7AA | £165,000 | 04/12/2025 | Semi-detached |
| 26 HOLLYSHAW CRESCENT, LEEDS, WEST YORKSHIRE, LS15 7AN | £335,000 | 04/12/2025 | Semi-detached |
| 94 HOLLYSHAW LANE, LEEDS, WEST YORKSHIRE, LS15 7AG | £420,000 | 24/11/2025 | Semi-detached |
| 109 KNIGHTSWAY, LEEDS, WEST YORKSHIRE, LS15 7BL | £250,000 | 21/11/2025 | Semi-detached |
| 77 KNIGHTSWAY, LEEDS, WEST YORKSHIRE, LS15 7BL | £252,000 | 14/05/2025 | Semi-detached |
| 21 LULWORTH VIEW, LEEDS, WEST YORKSHIRE, LS15 8PG | £275,000 | 11/04/2025 | Semi-detached |
| 22 BARONSWAY, LEEDS, WEST YORKSHIRE, LS15 7AW | £275,000 | 14/03/2025 | Semi-detached |
| 32 SILKSTONE WAY, LEEDS, WEST YORKSHIRE, LS15 8TN | £200,000 | 07/02/2025 | Semi-detached |
| 70 HOLLYSHAW LANE, LEEDS, WEST YORKSHIRE, LS15 7AG | £448,000 | 03/02/2025 | Semi-detached |
| 3 KENNERLEIGH RISE, LEEDS, WEST YORKSHIRE, LS15 8RW | £217,500 | 20/12/2023 | Semi-detached |
| 11 CARTER TERRACE, LEEDS, WEST YORKSHIRE, LS15 7AH | £200,000 | 23/10/2023 | Semi-detached |
| 29 KENNERLEIGH WALK, LEEDS, WEST YORKSHIRE, LS15 8RJ | £196,000 | 20/10/2023 | Semi-detached |
| 25 BARONSWAY, LEEDS, WEST YORKSHIRE, LS15 7AW | £275,000 | 13/10/2023 | Semi-detached |
| 34 KNIGHTSWAY, LEEDS, WEST YORKSHIRE, LS15 7BW | £250,000 | 29/09/2023 | Semi-detached |
| 55 LULWORTH AVENUE, LEEDS, WEST YORKSHIRE, LS15 8LW | £215,000 | 14/09/2023 | Semi-detached |
| 19 RING ROAD, HALTON, LEEDS, WEST YORKSHIRE, LS15 8RH | £225,000 | 25/08/2023 | Semi-detached |
| 47 KINGSWEAR CRESCENT, LEEDS, WEST YORKSHIRE, LS15 8PQ | £235,000 | 07/08/2023 | Semi-detached |
| 26 BARONSCOURT, LEEDS, WEST YORKSHIRE, LS15 7AP | £249,000 | 28/07/2023 | Semi-detached |
| 26 KNIGHTSWAY, LEEDS, WEST YORKSHIRE, LS15 7BW | £300,000 | 26/07/2023 | Semi-detached |

**Area average:** £254,125 (20 sales)

## Capital growth trend

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

- **5y growth:** 25.1%
- **10y growth:** 42.4%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 6.6%
- **5y growth (index):** 23.7%
- **10y growth (index):** 58.8%

## Rental Range

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

- **Low:** £1,026/mo
- **Realistic:** £1,140/mo
- **Optimistic:** £1,254/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 5-bedroom count for this property). Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 3 Bed Terraced House, Pickard Court, LS15 | £1,250/mo | 3 | 0.27 miles | OpenRent |
| 2 Bed Semi-Detached House, Burr Tree Garth, LS15 | £1,195/mo | 2 | 0.57 miles | OpenRent |
| 1 Bed Flat, Park View Terrace, LS15 | £700/mo | 1 | 0.61 miles | OpenRent |
| 1 Bed Flat, Halton, LS15 | £675/mo | 1 | 0.73 miles | OpenRent |
| 3 Bed Semi-Detached House, Field End, LS15 | £1,100/mo | 3 | 0.78 miles | OpenRent |
| 2 Bed End Terrace, Temple Row, LS15 | £985/mo | 2 | 0.81 miles | OpenRent |
| 4 Bed End Terrace, Tulip Grove, LS14 | £2,000/mo | 4 | 0.82 miles | OpenRent |
| 3 Bed Semi-Detached House, Tulip Drive, LS14 | £1,500/mo | 3 | 0.86 miles | OpenRent |
| 2 Bed Flat, Acacia Garth, LS14 | £2,500/mo | 2 | 0.87 miles | OpenRent |
| 1 Bed Flat, Rufus Court, LS14 | £1,165/mo | 1 | 0.95 miles | OpenRent |
| 2 Bed Terraced House, Acacia Terrace, LS14 | £1,250/mo | 2 | 0.96 miles | OpenRent |
| 2 Bed End Terrace, Acacia Terrace, LS14 | £1,050/mo | 2 | 0.96 miles | OpenRent |
| 1 Bed Flat, Temple Court, LS15 | £825/mo | 1 | 0.99 miles | OpenRent |
| 1 Bed Flat, Selby Road, LS15 | £650/mo | 1 | 1 miles | OpenRent |
| 1 Bed Flat, Temple Court, LS15 | £775/mo | 1 | 1.01 miles | OpenRent |
| 2 Bed Semi-Detached House, Skelwith Approach, LS14 | £1,050/mo | 2 | 1.02 miles | OpenRent |

**Average rent: £1,167/mo (16 listings)**

## 1% Rule

- **Rent ratio:** 0.23% (weak for cashflow)
- **Max investor price (0.8%):** £134,375
- **Target investor price (1%):** £107,500

*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 £1,075/mo).*

- **Gross yield:** 2.8%
- **Cost-to-rent:** 35.7×
- **Monthly cashflow:** £-869/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -7.8%

*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:** 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 | 66 |
| Shoplifting | 39 |
| Anti-social behaviour | 35 |
| Criminal damage and arson | 24 |
| Other theft | 23 |
| Public order | 18 |
| Burglary | 14 |
| Vehicle crime | 12 |
| Other crime | 11 |
| Robbery | 6 |
| Drugs | 3 |
| Possession of weapons | 2 |
| Theft from the person | 2 |
| **Total incidents** | **255** |

*Within 1 mile during Jul 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 |
|------|------|----------|--------|
| Austhorpe Primary School | Primary | 0.5 miles | Good — 25 Mar 2011 |
| Whitkirk Primary School | Primary | 0.6 miles | Good — 17 May 2023 |
| Temple Moor High School | Secondary | 0.6 miles | Good — 22 Apr 2013 |
| Cross Gates Primary School | Primary | 0.7 miles | Good — 20 May 2024 |
| Templenewsam Halton Primary School | Primary | 0.7 miles | Good — 27 Mar 2012 |

## FENSA Certificates

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

### FENSA Certificate #4774978
- **Address:** 22 Hollyshaw Crescent, LEEDS, LS15 7AN
- **Certificate Issued:** 11/06/2007
- **Work Completed:** 06/04/2007
- **Items:** 1 window(s)

### FENSA Certificate #4165288
- **Address:** 22 Hollyshaw Crescent, LEEDS, LS15 7AN
- **Certificate Issued:** 24/10/2006
- **Work Completed:** 18/08/2006
- **Items:** 2 window(s)

### FENSA Certificate #3894589
- **Address:** 22 Hollyshaw Crescent, LEEDS, LS15 7AN
- **Certificate Issued:** 17/07/2006
- **Work Completed:** 11/05/2006
- **Items:** 1 door(s)