# 38 HIGHFIELD VILLAS, SHERBURN IN ELMET, LEEDS, NORTH YORKSHIRE, LS25 6AJ

## Property details

- Slug: `6760787` (address key hash: `67607875236dfb1d3c219eaa8cc1e2a536261285`)
- Postcode: LS25 6AJ
- Transactions on record: 1

- Tenure: Freehold
- Property type: Terraced
- Bedrooms: 3
- Bathrooms: 1
- Floor area: 74 m²
- EPC rating: D
- Year built: England and Wales: 1950-1966
- Last sold: £185,000 Mar 2026
- Price per m²: £2,500/m²
- Local average: £206,075 (45 sales)
- Street crime: 38 incidents within 1 mile (May 2026)

## Latest sale

- Price: £185,000
- Date: 2026-03-18
- Type: T
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Expiry date:** 03/09/2035
- **Current heating cost:** £989/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/0419-8015-0002-0501-5506)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-03-18 | £185,000 | Terraced | — | £185,168 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/50d10b84-4f14-b8d0-e063-4704a8c08d98) |

*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 |
|---------|-------|------|------|
| 38 HIGHFIELD VILLAS, SHERBURN IN ELMET, LEEDS, NORTH YORKSHIRE, LS25 6AJ | £185,000 | 18/03/2026 | Terraced |

## Historic listings

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

- Matched listing: [166266566](http://87.117.209.195:8080/listings/c6b1486)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £185,000 |
| listed | 2025-08-27 | £185,000 |
| sold | 2013-01-01 | £111,000 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 40 NEW LANE, SHERBURN IN ELMET, LEEDS, NORTH YORKSHIRE, LS25 6AG | £195,000 | 20/06/2025 | Terraced |
| 40 NEW LANE, SHERBURN IN ELMET, LEEDS, NORTH YORKSHIRE, LS25 6AG | £160,000 | 01/12/2023 | Terraced |
| 31 NEW LANE, SHERBURN IN ELMET, LEEDS, SELBY, NORTH YORKSHIRE, LS25 6AG | £360,000 | 18/11/2022 | Terraced |
| 91 EVERSLEY MOUNT, SHERBURN IN ELMET, LEEDS, SELBY, NORTH YORKSHIRE, LS25 6AR | £155,000 | 20/09/2022 | Terraced |
| 15 HIGHFIELD VILLAS, SHERBURN IN ELMET, LEEDS, SELBY, NORTH YORKSHIRE, LS25 6AQ | £165,000 | 24/06/2022 | Terraced |
| 31 NEW LANE, SHERBURN IN ELMET, LEEDS, SELBY, NORTH YORKSHIRE, LS25 6AG | £335,000 | 04/11/2021 | Terraced |
| 75 HIGHFIELD VILLAS, SHERBURN IN ELMET, LEEDS, SELBY, NORTH YORKSHIRE, LS25 6AJ | £148,000 | 27/08/2021 | Terraced |
| 4 BEECHWOOD GLADE, SHERBURN IN ELMET, LEEDS, SELBY, NORTH YORKSHIRE, LS25 6HU | £176,500 | 06/08/2021 | Terraced |

**Area average:** £211,813 (8 sales)

## Capital growth trend

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

- **5y growth:** 20.1%
- **10y growth:** 39.5%

## House Price Index (HM Land Registry)

*Official index for Yorkshire and The Humber; Terraced series; as of April 2026.*

- **1y growth (index):** 9.1%
- **5y growth (index):** 24.1%
- **10y growth (index):** 51.3%

## Rental Range

*ONS Price Index of Private Rents (Yorkshire and The Humber). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £770/mo
- **Realistic:** £856/mo
- **Optimistic:** £942/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Leeds (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 |
|------|------|------|------|------|
| 3 Bed Flat, Sherburn In Elmet, LS25 | £825/mo | 3 | 0.94 miles | OpenRent |
| 3 Bed Flat, Springfield Road, LS25 | £825/mo | 3 | 0.94 miles | OpenRent |

**Average rent: £825/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.45% (weak for cashflow)
- **Max investor price (0.8%):** £103,125
- **Target investor price (1%):** £82,500

*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 £825/mo).*

- **Gross yield:** 5.4%
- **Cost-to-rent:** 18.7×
- **Monthly cashflow:** £-11/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -0.2%

*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 | 17 |
| Anti-social behaviour | 5 |
| Burglary | 4 |
| Criminal damage and arson | 4 |
| Shoplifting | 3 |
| Other theft | 2 |
| Drugs | 1 |
| Possession of weapons | 1 |
| Public order | 1 |
| **Total incidents** | **38** |

*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 |
|------|------|----------|--------|
| Sherburn in Elmet, Athelstan Community Primary School | Primary | 0.2 miles | Good — 18 May 2023 |
| Sherburn High School | Secondary | 0.3 miles | Good — 17 May 2017 |
| South Milford Primary School | Primary | 0.8 miles | Good — 16 Jul 2015 |
| Sherburn Hungate Primary School | Primary | 0.9 miles | Good — 2 Mar 2015 |
| Monk Fryston Church of England Primary School | Primary | 2.1 miles | Good — 6 Oct 2022 |

## FENSA Certificates

This property has 1 FENSA certificate(s) on record.

### FENSA Certificate #12158971
- **Address:** 38 Highfield Villas, Sherburn in Elmet, LS25 6AJ
- **Certificate Issued:** 23/01/2017
- **Work Completed:** 31/08/2016
- **Items:** 2 door(s)