# 184 SANDGATE DRIVE, KIPPAX, LEEDS, WEST YORKSHIRE, LS25 7QS

## Property details

- Slug: `71eb1a7` (address key hash: `71eb1a7c3493f819be11062a920a0ac832dd2b5d`)
- Postcode: LS25 7QS
- Transactions on record: 1

- Tenure: Freehold
- Property type: Detached
- Last sold: £134,000 Sep 2001
- Local average: £397,896 (69 sales)
- Street crime: 73 incidents within 1 mile (Aug 2026)

## Latest sale

- Price: £134,000
- Date: 2001-09-28
- Type: D
- Tenure: F

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2001-09-28 | £134,000 | Detached | — | £448,336 (to July 2026) | [View](http://87.117.209.195:8080/house-prices/86b7723b-60db-4aac-b31c-d6063c27f1bf) |

*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 |
|---------|-------|------|------|
| 184 SANDGATE DRIVE, KIPPAX, LEEDS, WEST YORKSHIRE, LS25 7QS | £134,000 | 28/09/2001 | Detached |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 204 SANDGATE DRIVE, KIPPAX, LEEDS, WEST YORKSHIRE, LS25 7QS | £270,000 | 24/07/2026 | Detached |
| 23 ASHGROVE CRESCENT, KIPPAX, LEEDS, WEST YORKSHIRE, LS25 7RA | £370,000 | 17/12/2025 | Detached |
| 210 SANDGATE DRIVE, KIPPAX, LEEDS, WEST YORKSHIRE, LS25 7QS | £360,000 | 28/03/2025 | Detached |
| 262 GIBSON LANE, KIPPAX, LEEDS, WEST YORKSHIRE, LS25 7JN | £280,000 | 24/11/2023 | Detached |
| 256 GIBSON LANE, KIPPAX, LEEDS, WEST YORKSHIRE, LS25 7JN | £234,000 | 25/08/2023 | Detached |
| 13 MANOR GARTH ROAD, KIPPAX, LEEDS, WEST YORKSHIRE, LS25 7PD | £600,000 | 21/07/2023 | Detached |
| 17 GREENFIELD CLOSE, KIPPAX, LEEDS, WEST YORKSHIRE, LS25 7PX | £305,000 | 26/06/2023 | Detached |
| 17 MOORGATE DRIVE, KIPPAX, LEEDS, WEST YORKSHIRE, LS25 7QT | £290,000 | 06/04/2023 | Detached |
| 26 ASHGROVE CROFT, KIPPAX, LEEDS, WEST YORKSHIRE, LS25 7RB | £270,000 | 13/12/2022 | Detached |
| 230 SANDGATE DRIVE, KIPPAX, LEEDS, WEST YORKSHIRE, LS25 7QS | £330,000 | 05/12/2022 | Detached |
| 14 MOORGATE DRIVE, KIPPAX, LEEDS, WEST YORKSHIRE, LS25 7QT | £286,000 | 01/12/2022 | Detached |
| 8 ROACH HILL VIEW, KIPPAX, LEEDS, WEST YORKSHIRE, LS25 7FH | £337,500 | 11/11/2022 | Detached |
| 21 ASHGROVE CROFT, KIPPAX, LEEDS, WEST YORKSHIRE, LS25 7RB | £335,000 | 14/10/2022 | Detached |
| 2 BLACKBIRD RISE, KIPPAX, LEEDS, WEST YORKSHIRE, LS25 7FG | £267,950 | 20/06/2022 | Detached |
| 1 GRANGE LANE, KIPPAX, LEEDS, WEST YORKSHIRE, LS25 7PE | £395,000 | 10/06/2022 | Detached |
| 2 ASHGROVE MOUNT, KIPPAX, LEEDS, WEST YORKSHIRE, LS25 7RD | £250,000 | 04/05/2022 | Detached |
| 10 MANOR GARTH ROAD, KIPPAX, LEEDS, WEST YORKSHIRE, LS25 7PD | £282,500 | 04/04/2022 | Detached |
| 206 SANDGATE DRIVE, KIPPAX, LEEDS, WEST YORKSHIRE, LS25 7QS | £215,000 | 25/03/2022 | Detached |
| 5 ROACH HILL VIEW, KIPPAX, LEEDS, WEST YORKSHIRE, LS25 7FH | £239,950 | 22/12/2021 | Detached |
| 6 ROACH HILL VIEW, KIPPAX, LEEDS, WEST YORKSHIRE, LS25 7FH | £292,950 | 22/12/2021 | Detached |

**Area average:** £310,543 (20 sales)

## Capital growth trend

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

- **5y growth:** 21.7%
- **10y growth:** 31.3%

## House Price Index (HM Land Registry)

*Official index for Leeds; Detached series; as of July 2026.*

- **1y growth (index):** 3.3%
- **5y growth (index):** 21.4%
- **10y growth (index):** 51.5%

## Rental Range

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

- **Low:** £1,031/mo
- **Realistic:** £1,145/mo
- **Optimistic:** £1,260/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. Bedroom counts vary — use the Beds column to compare like-for-like lets. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 4 Bed Detached House, Selby Road, LS25 | £2,800/mo | 4 | 0.53 miles | OpenRent |
| 2 Bed Terraced House, Tatefield Place, LS25 | £925/mo | 2 | 0.68 miles | OpenRent |
| 3 Bed End Terrace, Station Road, LS25 | £950/mo | 3 | 0.91 miles | OpenRent |

**Average rent: £1,558/mo (3 listings)**

## 1% Rule

- **Rent ratio:** 0.71% (weak for cashflow)
- **Max investor price (0.8%):** £118,750
- **Target investor price (1%):** £95,000

*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 £950/mo).*

- **Gross yield:** 8.5%
- **Cost-to-rent:** 11.8×
- **Monthly cashflow:** £302/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 9.3%

*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 |
|----------|-------|
| Anti-social behaviour | 18 |
| Violence and sexual offences | 14 |
| Shoplifting | 11 |
| Burglary | 10 |
| Criminal damage and arson | 8 |
| Public order | 5 |
| Vehicle crime | 3 |
| Other crime | 2 |
| Drugs | 1 |
| Possession of weapons | 1 |
| **Total incidents** | **73** |

*Within 1 mile during Aug 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 |
|------|------|----------|--------|
| Kippax Greenfield Primary School | Primary | 0.3 miles | Good — 27 Apr 2023 |
| Kippax Ash Tree Primary School | Primary | 0.4 miles | Good — 24 Apr 2024 |
| Kippax North Primary School | Primary | 0.5 miles | Good — 9 Jul 2024 |
| Green Lane Primary Academy | Primary | 1.0 miles | Outstanding — 19 Dec 2023 |
| Ninelands Primary School | Primary | 1.0 miles | Good — 14 Jan 2013 |