# 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:** 25.2%
- **10y growth:** 53.5%

## 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)