# 5 WESTBOURNE GROVE, OTLEY, LEEDS, WEST YORKSHIRE, LS21 3LJ

## Property details

- Slug: `8c5fa58` (address key hash: `8c5fa58c4fae7e7d039fee5a4b62255a82d4c1c7`)
- Postcode: LS21 3LJ
- Transactions on record: 4

- Tenure: Freehold
- Property type: Semi-detached
- Floor area: 61 m²
- EPC rating: D
- Year built: England and Wales: 1930-1949
- Last sold: £128,700 Sep 2008
- Price per m²: £2,110/m²
- Local average: £363,129 (15 sales)
- Street crime: 49 incidents within 1 mile (Apr 2026)

## Latest sale

- Price: £128,700
- Date: 2008-09-12
- Type: S
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Expiry date:** 12/08/2023 — **EXPIRED** (no longer valid for marketing or letting)
- **Current heating cost:** £504/year
- **Est. upgrade cost to C:** £20,680

### Recommendations
- W (£800 - £1,200)
- E (£30)
- G (£350 - £450)
- N (£4,000 - £6,000)
- U (£9,000 - £14,000)
- V (£1,500 - £4,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0241-2847-6183-9697-9645)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2008-09-12 | £128,700 | Semi-detached | -0.2% | £230,940 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/a41fef0e-c5b5-47d1-81ed-18d235365ce6) |
| Sold | 2008-07-25 | £129,000 | Semi-detached | +69.7% | £222,688 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/7c109fb5-aea1-45e9-82bc-fb684ac1a4fe) |
| Sold | 2002-11-22 | £76,000 | Semi-detached | +87.7% | £225,315 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/98a8d0de-243e-4719-b694-c56a844c5cb8) |
| Sold | 1997-07-01 | £40,500 | Semi-detached | — | £211,414 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/a2a8196b-1bd8-477f-b570-fc4ea64e83c0) |

*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 |
|---------|-------|------|------|
| 5 WESTBOURNE GROVE, OTLEY, LEEDS, WEST YORKSHIRE, LS21 3LJ | £128,700 | 12/09/2008 | Semi-detached |
| 5 WESTBOURNE GROVE, OTLEY, LEEDS, WEST YORKSHIRE, LS21 3LJ | £129,000 | 25/07/2008 | Semi-detached |
| 5 WESTBOURNE GROVE, OTLEY, LEEDS, WEST YORKSHIRE, LS21 3LJ | £76,000 | 22/11/2002 | Semi-detached |
| 5 WESTBOURNE GROVE, OTLEY, LEEDS, WEST YORKSHIRE, LS21 3LJ | £40,500 | 01/07/1997 | Semi-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 |
|---------|-------|------|------|
| 36 WESTBOURNE GROVE, OTLEY, LEEDS, WEST YORKSHIRE, LS21 3LJ | £315,000 | 27/03/2026 | Semi-detached |
| 28 WEST BUSK LANE, OTLEY, LEEDS, WEST YORKSHIRE, LS21 3LW | £350,000 | 05/12/2025 | Semi-detached |
| 39 KINEHOLME DRIVE, OTLEY, LEEDS, WEST YORKSHIRE, LS21 3LX | £390,000 | 03/11/2025 | Semi-detached |
| 56 WEST BUSK LANE, OTLEY, LEEDS, WEST YORKSHIRE, LS21 3LW | £270,000 | 18/12/2023 | Semi-detached |
| 143 BRADFORD ROAD, OTLEY, LEEDS, WEST YORKSHIRE, LS21 3LH | £220,000 | 24/07/2023 | Semi-detached |
| 15 WEST BUSK LANE, OTLEY, LEEDS, WEST YORKSHIRE, LS21 3LW | £297,000 | 09/06/2023 | Semi-detached |
| 32 DUNCAN AVENUE, OTLEY, LEEDS, WEST YORKSHIRE, LS21 3LN | £405,000 | 24/04/2023 | Semi-detached |
| 98 BRADFORD ROAD, OTLEY, LEEDS, WEST YORKSHIRE, LS21 3LE | £335,000 | 22/12/2022 | Semi-detached |
| 45 CAXTON ROAD, OTLEY, LEEDS, WEST YORKSHIRE, LS21 3LL | £240,000 | 07/11/2022 | Semi-detached |
| 14 DUNCAN AVENUE, OTLEY, LEEDS, WEST YORKSHIRE, LS21 3LN | £252,000 | 04/11/2022 | Semi-detached |
| 21 WESTBOURNE CLOSE, OTLEY, LEEDS, WEST YORKSHIRE, LS21 3LG | £365,000 | 11/10/2022 | Semi-detached |
| MOOR VIEW BRADFORD ROAD, OTLEY, LEEDS, WEST YORKSHIRE, LS21 3LH | £385,000 | 29/07/2022 | Semi-detached |
| 92 BRADFORD ROAD, OTLEY, LEEDS, WEST YORKSHIRE, LS21 3LE | £250,000 | 27/06/2022 | Semi-detached |
| 145 BRADFORD ROAD, OTLEY, LEEDS, WEST YORKSHIRE, LS21 3LH | £237,000 | 28/01/2022 | Semi-detached |
| 14 DUNCAN AVENUE, OTLEY, LEEDS, WEST YORKSHIRE, LS21 3LN | £215,000 | 14/01/2022 | Semi-detached |
| 123 BRADFORD ROAD, OTLEY, LEEDS, WEST YORKSHIRE, LS21 3LH | £360,000 | 01/12/2021 | Semi-detached |
| 13 WESTBOURNE GROVE, OTLEY, LEEDS, WEST YORKSHIRE, LS21 3LJ | £175,000 | 29/09/2021 | Semi-detached |
| 1 WESTBOURNE CLOSE, OTLEY, LEEDS, WEST YORKSHIRE, LS21 3LG | £460,000 | 29/09/2021 | Semi-detached |
| 3 CAXTON ROAD, OTLEY, LEEDS, WEST YORKSHIRE, LS21 3LL | £268,050 | 28/09/2021 | Semi-detached |

**Area average:** £304,687 (19 sales)

## Capital growth trend

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

- **5y growth:** 33.6%
- **10y growth:** 59.7%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 4.2%
- **5y growth (index):** 25.5%
- **10y growth (index):** 62.8%

## 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 Harrogate (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 |
|------|------|------|------|------|
| 2 Bed Flat, Bradford Road, LS29 | £995/mo | 2 | 1.12 miles | OpenRent |

**Average rent: £995/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.77% (weak for cashflow)
- **Max investor price (0.8%):** £124,375
- **Target investor price (1%):** £99,500

*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 £995/mo).*

- **Gross yield:** 9.3%
- **Cost-to-rent:** 10.8×
- **Monthly cashflow:** £364/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 11.7%

*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 | 19 |
| Anti-social behaviour | 8 |
| Criminal damage and arson | 5 |
| Public order | 5 |
| Other theft | 4 |
| Shoplifting | 4 |
| Burglary | 2 |
| Robbery | 1 |
| Vehicle crime | 1 |
| **Total incidents** | **49** |

*Within 1 mile during Apr 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 |
|------|------|----------|--------|
| Westgate Primary School | Primary | 0.3 miles | Good — 30 Jul 2018 |
| St Joseph's Catholic Primary School, Otley | Primary | 0.7 miles | Good — 2 May 2024 |
| Ashfield Primary School | Primary | 0.8 miles | Good — 25 Jul 2023 |
| Otley Prince Henry's Grammar School Specialist Language College | Secondary | 1.1 miles | — (Inspected (no overall grade)) |
| Otley All Saints CofE Primary School | Primary | 1.2 miles | Good — 9 Nov 2012 |