# 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 |