Terraced 2 sales on record

32 WESTBOURNE GROVE

OTLEY, LEEDS, WEST YORKSHIRE, LS21 3LJ

£232,500

Location

Map view View on Google Maps View on OpenStreetMap Street View LS21 3LJ

Nearby

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

Type	Name	Distance
Bus stop	Westbourne Grove Bradford Road	0.0 miles
Shop	JT Atkinson Builders Merchant	0.1 miles
Train station	Menston	1.2 miles
University	Leeds Trinity University	4.5 miles
Hospital	Eccleshill NHS Treatment Centre	5.3 miles

Property details

Tenure

Freehold

Property type

Terraced

Floor area

64 m²

EPC rating

Year built

England and Wales: 1930-1949

Last sold

£232,500 Feb 2022

Price per m²

£3,633/m²

Local average

£338,983 (29 sales)

Street crime

49 incidents within 1 mile (Apr 2026)

EPC Rating & Upgrade Cost

Current rating: E

Potential rating: B

Inspection date: 09/11/2017

Expiry date: 08/11/2027

Current heating cost: £680/year

Potential heating cost: £358/year

EPC E or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

Increase loft insulation to 270 mm (350)
50 mm internal or external wall insulation (14,000)
Floor insulation (suspended floor) (1,200)
Increase hot water cylinder insulation (30)
Low energy lighting for all fixed outlets (50)
Change room heaters to condensing boiler (7,000)
Solar water heating (6,000)
Solar photovoltaic panels, 2.5 kWp (8,000)

View full EPC on gov.uk

Price history

Event	Date	Price	Type	% change	Today’s value (HPI)	Action
Sold	28/02/2022	£232,500	Terraced	+87.5%	£272,207 to April 2026	View transaction
Sold	22/02/2018	£124,000	Terraced	—	£181,423 to April 2026	View transaction

Historic listings

No historic listing events could be matched to the sales on record for this address. We only show events where a listing page could be linked to a Land Registry sale here.

Sold comparables

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

Address	Price	Date	Type
35 KINEHOLME DRIVE, OTLEY, LEEDS, WEST YORKSHIRE, LS21 3LX	£177,000	15/12/2025	Terraced
14 GROVE MILL COURT, OTLEY, LEEDS, WEST YORKSHIRE, LS21 3PE	£412,500	12/10/2023	Terraced
30 WESTBOURNE GROVE, OTLEY, LEEDS, WEST YORKSHIRE, LS21 3LJ	£175,000	14/06/2023	Terraced
7 WESTBOURNE GROVE, OTLEY, LEEDS, WEST YORKSHIRE, LS21 3LJ	£175,000	09/06/2023	Terraced
9 WESTBOURNE GROVE, OTLEY, LEEDS, WEST YORKSHIRE, LS21 3LJ	£230,000	01/07/2022	Terraced
19 KINEHOLME DRIVE, OTLEY, LEEDS, WEST YORKSHIRE, LS21 3LX	£230,000	01/12/2021	Terraced
12 GROVE MILL COURT, OTLEY, LEEDS, WEST YORKSHIRE, LS21 3PE	£390,000	15/09/2021	Terraced
139 BRADFORD ROAD, OTLEY, LEEDS, WEST YORKSHIRE, LS21 3LH	£192,000	27/08/2021	Terraced
18 WESTBOURNE GROVE, OTLEY, LEEDS, WEST YORKSHIRE, LS21 3LJ	£220,000	25/08/2021	Terraced

Area average: £244,611 (9 sales)

For sale comparables

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

Capital growth trend

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

5y growth 13.1%

10y growth 28.2%

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

1y (index) 3.8%

5y (index) 24.3%

10y (index) 62.2%

Rental Range

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

Low £1,021/mo

Realistic £1,134/mo

Optimistic £1,247/mo

Based on Local Authority from postcode lookup → Leeds.

LHA (30th percentile) 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
3 Bed Terraced House, Newall Avenue, LS21	£2,500/mo	3	0.88 miles	OpenRent

Average rent: £2,500/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 1.08%

Max investor price (0.8%) £312,500

Target investor price (1%) £250,000

Gross yield 12.9%

Cost-to-rent ratio 7.8×

Monthly cashflow £1,309/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 23.3%

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)

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. Data from Get Information about Schools and Ofsted.

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

FENSA

Checking FENSA certificates for this address. Refresh in a few minutes.

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

## Property details

- Slug: `92fb8f0` (address key hash: `92fb8f0185432465b78e52217a3d2dc6dce49a09`)
- Postcode: LS21 3LJ
- Transactions on record: 2

- Tenure: Freehold
- Property type: Terraced
- Floor area: 64 m²
- EPC rating: E
- Year built: England and Wales: 1930-1949
- Last sold: £232,500 Feb 2022
- Price per m²: £3,633/m²
- Local average: £338,983 (29 sales)
- Street crime: 49 incidents within 1 mile (Apr 2026)

## Latest sale

- Price: £232,500
- Date: 2022-02-28
- Type: T
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** E
- **Potential rating:** B
- **Expiry date:** 08/11/2027
- **Current heating cost:** £680/year

### Recommendations
- A (350)
- Q (14,000)
- W1 (1,200)
- C (30)
- E (50)
- S (7,000)
- N (6,000)
- U (8,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9158-2841-7399-9903-1445)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2022-02-28 | £232,500 | Terraced | +87.5% | £272,207 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/e53edd2e-849b-83ec-e053-6b04a8c03a59) |
| Sold | 2018-02-22 | £124,000 | Terraced | — | £181,423 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/68feb20c-3472-38da-e053-6c04a8c051ae) |

*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 |
|---------|-------|------|------|
| 32 WESTBOURNE GROVE, OTLEY, LEEDS, WEST YORKSHIRE, LS21 3LJ | £232,500 | 28/02/2022 | Terraced |
| 32 WESTBOURNE GROVE, OTLEY, LEEDS, WEST YORKSHIRE, LS21 3LJ | £124,000 | 22/02/2018 | Terraced |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 35 KINEHOLME DRIVE, OTLEY, LEEDS, WEST YORKSHIRE, LS21 3LX | £177,000 | 15/12/2025 | Terraced |
| 14 GROVE MILL COURT, OTLEY, LEEDS, WEST YORKSHIRE, LS21 3PE | £412,500 | 12/10/2023 | Terraced |
| 30 WESTBOURNE GROVE, OTLEY, LEEDS, WEST YORKSHIRE, LS21 3LJ | £175,000 | 14/06/2023 | Terraced |
| 7 WESTBOURNE GROVE, OTLEY, LEEDS, WEST YORKSHIRE, LS21 3LJ | £175,000 | 09/06/2023 | Terraced |
| 9 WESTBOURNE GROVE, OTLEY, LEEDS, WEST YORKSHIRE, LS21 3LJ | £230,000 | 01/07/2022 | Terraced |
| 19 KINEHOLME DRIVE, OTLEY, LEEDS, WEST YORKSHIRE, LS21 3LX | £230,000 | 01/12/2021 | Terraced |
| 12 GROVE MILL COURT, OTLEY, LEEDS, WEST YORKSHIRE, LS21 3PE | £390,000 | 15/09/2021 | Terraced |
| 139 BRADFORD ROAD, OTLEY, LEEDS, WEST YORKSHIRE, LS21 3LH | £192,000 | 27/08/2021 | Terraced |
| 18 WESTBOURNE GROVE, OTLEY, LEEDS, WEST YORKSHIRE, LS21 3LJ | £220,000 | 25/08/2021 | Terraced |

**Area average:** £244,611 (9 sales)

## Capital growth trend

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

- **5y growth:** 13.1%
- **10y growth:** 28.2%

## House Price Index (HM Land Registry)

*Official index for Leeds; Terraced series; as of April 2026.*

- **1y growth (index):** 3.8%
- **5y growth (index):** 24.3%
- **10y growth (index):** 62.2%

## 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 |
|------|------|------|------|------|
| 3 Bed Terraced House, Newall Avenue, LS21 | £2,500/mo | 3 | 0.88 miles | OpenRent |

**Average rent: £2,500/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 1.08% (strong)
- **Max investor price (0.8%):** £312,500
- **Target investor price (1%):** £250,000

*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 £2,500/mo).*

- **Gross yield:** 12.9%
- **Cost-to-rent:** 7.8×
- **Monthly cashflow:** £1,309/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 23.3%

*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 |
|----------|-------|
| 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 |