# 8 BROOKFIELD COURT, LEEDS, WEST YORKSHIRE, LS13 1ND

## Property details

- Slug: `9956f09` (address key hash: `9956f090a3345228bae451b6ac370c1a3e9bc08c`)
- Postcode: LS13 1ND
- Transactions on record: 5

- Tenure: Leasehold
- Property type: Flat
- Bedrooms: 1
- Bathrooms: 1
- Floor area: 51 m²
- EPC rating: C
- Year built: England and Wales: 1967-1975
- Last sold: £125,000 Apr 2026
- Price per m²: £2,451/m²
- Local average: £135,859 (11 sales)
- Street crime: 68 incidents within 1 mile (Jun 2026)

## Latest sale

- Price: £125,000
- Date: 2026-04-20
- Type: F
- Tenure: L

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** C
- **Expiry date:** 04/05/2027
- **Current heating cost:** £377/year

### Recommendations
- A (350)
- C (30)
- E (80)
- L2 (1,200)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/8323-7525-5570-5165-8902)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-04-20 | £125,000 | Flat | +34.4% | £124,273 (to May 2026) | [View](http://87.117.209.195:8080/house-prices/50d10b84-9e3a-b8d0-e063-4704a8c08d98) |
| Sold | 2020-07-30 | £93,000 | Flat | +3.3% | £111,884 (to May 2026) | [View](http://87.117.209.195:8080/house-prices/b0a9d11b-f461-4c1f-e053-6c04a8c0d716) |
| Sold | 2019-03-08 | £90,000 | Flat | +6.5% | £111,279 (to May 2026) | [View](http://87.117.209.195:8080/house-prices/87e1551e-c89f-6405-e053-6c04a8c0b2ee) |
| Sold | 2017-09-15 | £84,500 | Flat | -5.1% | £105,496 (to May 2026) | [View](http://87.117.209.195:8080/house-prices/5a9d8b55-fb28-68eb-e053-6b04a8c0d293) |
| Sold | 2005-04-27 | £89,000 | Flat | — | £129,031 (to May 2026) | [View](http://87.117.209.195:8080/house-prices/6f3b1a88-0469-42b0-897b-057d6d09ac21) |

*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 |
|---------|-------|------|------|
| 8 BROOKFIELD COURT, LEEDS, WEST YORKSHIRE, LS13 1ND | £125,000 | 20/04/2026 | Flat |
| 8 BROOKFIELD COURT, LEEDS, WEST YORKSHIRE, LS13 1ND | £93,000 | 30/07/2020 | Flat |
| 8 BROOKFIELD COURT, LEEDS, WEST YORKSHIRE, LS13 1ND | £90,000 | 08/03/2019 | Flat |
| 8 BROOKFIELD COURT, LEEDS, WEST YORKSHIRE, LS13 1ND | £84,500 | 15/09/2017 | Flat |
| 8 BROOKFIELD COURT, LEEDS, WEST YORKSHIRE, LS13 1ND | £89,000 | 27/04/2005 | Flat |

## Historic listings

Listing activity only where we matched the listing to a Land Registry sale already on record for this address.

- Matched listing: [160288163](http://87.117.209.195:8080/listings/45e9f87)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £125,000 |
| listed | 2025-04-04 | £125,000 |
| sold | 2020-01-01 | £93,000 |
| sold | 2019-01-01 | £90,000 |
| sold | 2017-01-01 | £84,500 |
| sold | 2005-01-01 | £89,000 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| OAKLANDS HOUSE, 75 FLAT 11 RODLEY LANE, LEEDS, WEST YORKSHIRE, LS13 1NG | £145,450 | 19/06/2025 | Flat |
| 75 FLAT 5 RODLEY LANE, LEEDS, WEST YORKSHIRE, LS13 1NG | £195,000 | 09/06/2023 | Flat |
| OAKLANDS HOUSE, 75 FLAT 2 RODLEY LANE, LEEDS, WEST YORKSHIRE, LS13 1NG | £147,000 | 18/10/2022 | Flat |
| 4 BROOKFIELD COURT, LEEDS, WEST YORKSHIRE, LS13 1ND | £89,370 | 08/04/2022 | Flat |

**Area average:** £144,205 (4 sales)

## Capital growth trend

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

- **5y growth:** 1.9%
- **10y growth:** 133.6%

## House Price Index (HM Land Registry)

*Official index for Leeds; Flats and maisonettes series; as of May 2026.*

- **1y growth (index):** 0.3%
- **5y growth (index):** 11.1%
- **10y growth (index):** 37%

## Rental Range

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

- **Low:** £1,022/mo
- **Realistic:** £1,135/mo
- **Optimistic:** £1,249/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 (same bedroom count). Use to validate rent estimates. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 1 Bed Terraced House, Gladstone Street, LS28 | £795/mo | 1 | 0.84 miles | OpenRent |
| 1 Bed Flat, Fieldway Rise, LS13 | £750/mo | 1 | 1.01 miles | OpenRent |

**Average rent: £773/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.62% (weak for cashflow)
- **Max investor price (0.8%):** £96,625
- **Target investor price (1%):** £77,300

*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 £773/mo).*

- **Gross yield:** 7.4%
- **Cost-to-rent:** 13.5×
- **Monthly cashflow:** £178/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 5.9%

*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 | 30 |
| Vehicle crime | 15 |
| Public order | 7 |
| Burglary | 6 |
| Anti-social behaviour | 3 |
| Shoplifting | 3 |
| Criminal damage and arson | 2 |
| Other theft | 2 |
| **Total incidents** | **68** |

*Within 1 mile during Jun 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 |
|------|------|----------|--------|
| Calverley Church of England Voluntary Aided Primary School | Primary | 0.7 miles | Good — 1 Mar 2013 |
| Calverley Parkside Primary School | Primary | 0.7 miles | Good — 7 Feb 2023 |
| Valley View Community Primary School | Primary | 0.9 miles | — (Inspected (no overall grade)) |
| Farsley Springbank Primary School | Primary | 0.9 miles | Good — 11 Sep 2017 |
| Horsforth Newlaithes Primary School | Primary | 1.0 miles | Good — 6 Feb 2013 |