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

## Property details

- Slug: `96ebbd8` (address key hash: `96ebbd86b3dbe628c725948ea33fda4a1f9e4845`)
- Postcode: LS25 7QS
- Transactions on record: 1

- Tenure: Freehold
- Property type: Semi-detached
- Floor area: 51 m²
- EPC rating: D
- Year built: England and Wales: 1976-1982
- Last sold: £177,750 Nov 2021
- Price per m²: £3,485/m²
- Local average: £252,072 (90 sales)
- Street crime: 73 incidents within 1 mile (Aug 2026)

## Latest sale

- Price: £177,750
- Date: 2021-11-26
- Type: S
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Expiry date:** 25/08/2031
- **Current heating cost:** £516/year
- **Est. upgrade cost to C:** £11,960

### Recommendations
- A (£100 - £350)
- W1 (£800 - £1,200)
- E (£35)
- N (£4,000 - £6,000)
- O3 (£1,000 - £1,400)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0339-0128-1000-0366-9226)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2021-11-26 | £177,750 | Semi-detached | — | £217,426 (to July 2026) | [View](http://87.117.209.195:8080/house-prices/d93b27b1-a9f6-3100-e053-6c04a8c08887) |

*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 |
|---------|-------|------|------|
| 180 SANDGATE DRIVE, KIPPAX, LEEDS, WEST YORKSHIRE, LS25 7QS | £177,750 | 26/11/2021 | 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 |
|---------|-------|------|------|
| 7 ORCHID CLOSE, KIPPAX, LEEDS, WEST YORKSHIRE, LS25 7FN | £255,000 | 17/12/2025 | Semi-detached |
| 4 ROACH HILL VIEW, KIPPAX, LEEDS, WEST YORKSHIRE, LS25 7FH | £255,000 | 03/12/2025 | Semi-detached |
| 205 LEEDS ROAD, KIPPAX, LEEDS, WEST YORKSHIRE, LS25 7DZ | £277,000 | 14/11/2023 | Semi-detached |
| 10 BIRCH GROVE, KIPPAX, LEEDS, WEST YORKSHIRE, LS25 7DD | £175,000 | 31/10/2023 | Semi-detached |
| 153 SANDGATE DRIVE, KIPPAX, LEEDS, WEST YORKSHIRE, LS25 7QP | £230,000 | 04/08/2023 | Semi-detached |
| 15 HAWTHORNE AVENUE, KIPPAX, LEEDS, WEST YORKSHIRE, LS25 7FQ | £223,000 | 26/07/2023 | Semi-detached |
| 5 GREENFIELD CLOSE, KIPPAX, LEEDS, WEST YORKSHIRE, LS25 7PX | £154,000 | 20/07/2023 | Semi-detached |
| 79 MOORGATE ROAD, KIPPAX, LEEDS, WEST YORKSHIRE, LS25 7ET | £173,000 | 09/06/2023 | Semi-detached |
| 183 LEEDS ROAD, KIPPAX, LEEDS, WEST YORKSHIRE, LS25 7DZ | £257,500 | 27/01/2023 | Semi-detached |
| 59 MOORGATE ROAD, KIPPAX, LEEDS, WEST YORKSHIRE, LS25 7ET | £237,500 | 15/12/2022 | Semi-detached |
| 27 HAWTHORNE AVENUE, KIPPAX, LEEDS, WEST YORKSHIRE, LS25 7FQ | £250,000 | 14/12/2022 | Semi-detached |
| 16 BIRCH GROVE, KIPPAX, LEEDS, WEST YORKSHIRE, LS25 7DD | £210,000 | 09/12/2022 | Semi-detached |
| 29 HAWTHORNE AVENUE, KIPPAX, LEEDS, WEST YORKSHIRE, LS25 7FQ | £262,500 | 02/12/2022 | Semi-detached |
| 15 ROACH HILL WALK, KIPPAX, LEEDS, WEST YORKSHIRE, LS25 7FP | £254,000 | 11/11/2022 | Semi-detached |
| 5 ROACH HILL WALK, KIPPAX, LEEDS, WEST YORKSHIRE, LS25 7FP | £237,500 | 13/10/2022 | Semi-detached |
| 187 LEEDS ROAD, KIPPAX, LEEDS, WEST YORKSHIRE, LS25 7DZ | £295,000 | 28/09/2022 | Semi-detached |
| 139 SANDGATE DRIVE, KIPPAX, LEEDS, WEST YORKSHIRE, LS25 7QP | £170,000 | 09/09/2022 | Semi-detached |
| 5 GREENFIELD CLOSE, KIPPAX, LEEDS, WEST YORKSHIRE, LS25 7PX | £92,500 | 26/08/2022 | Semi-detached |
| 2 GREENFIELD CLOSE, KIPPAX, LEEDS, WEST YORKSHIRE, LS25 7PX | £287,000 | 16/08/2022 | Semi-detached |
| 261 GIBSON LANE, KIPPAX, LEEDS, WEST YORKSHIRE, LS25 7JN | £185,000 | 04/08/2022 | Semi-detached |

**Area average:** £224,025 (20 sales)

## Capital growth trend

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

- **5y growth:** 17%
- **10y growth:** 40.2%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 4.7%
- **5y growth (index):** 23.6%
- **10y growth (index):** 55.5%

## 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:** 0.53% (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:** 6.4%
- **Cost-to-rent:** 15.6×
- **Monthly cashflow:** £130/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 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 |