Semi-Detached

45 WESTCOMBE AVENUE

LEEDS, WEST YORKSHIRE, LS8 2BS

£460,000

Location

Map view View on Google Maps View on OpenStreetMap Street View LS8 2BS

Nearby

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

Type	Name	Distance
Bus stop	Street Lane Devonshire Avenue	0.1 miles
Shop	American Golf	0.2 miles
University	School of Philosphy	1.4 miles
Hospital	Cancer Genetics Building	2.6 miles
Train station	Burley Park	3.5 miles

Property details

Tenure

Freehold

Property type

Semi-detached

Bedrooms

Bathrooms

Floor area

132 m²

EPC rating

Year built

England and Wales: 1930-1949

Last sold

£460,000 Apr 2026

Price per m²

£3,485/m²

Local average

£376,843 (52 sales)

Street crime

159 incidents within 1 mile (Jul 2026)

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: C

Inspection date: 29/08/2025

Expiry date: 28/08/2035

Current heating cost: £1,821/year

Potential heating cost: £1,335/year

Est. upgrade cost to C: £20,550

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

Recommendations

Cavity wall insulation (£900 - £1,500)
Floor insulation (suspended floor) (£5,000 - £10,000)
Replace boiler with new condensing boiler (£2,200 - £3,500)
Solar photovoltaic panels, 2.5 kWp (£8,000 - £10,000)

View full EPC on gov.uk

Price history

Event	Date	Price	Type	% change	Today’s value (HPI)	Action
Sold	01/04/2026	£460,000	Semi-detached	—	£464,638 to June 2026	View transaction

Historic listings

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

Event	Date	Price
sold	01/01/2026	£460,000
listed	15/08/2025	£475,000

Photos · Open listing

Sold comparables

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

Address	Price	Date	Type
31 KINGSWOOD GARDENS, LEEDS, WEST YORKSHIRE, LS8 2BT	£155,000	05/11/2025	Semi-detached
2 NORMAN PLACE, LEEDS, WEST YORKSHIRE, LS8 2AW	£386,700	24/10/2025	Semi-detached
48 KEDLESTON ROAD, LEEDS, WEST YORKSHIRE, LS8 2BJ	£375,000	30/05/2025	Semi-detached
11 ROMAN TERRACE, LEEDS, WEST YORKSHIRE, LS8 2DU	£557,500	28/03/2025	Semi-detached
5 WESTCOMBE AVENUE, LEEDS, WEST YORKSHIRE, LS8 2BS	£440,000	10/01/2025	Semi-detached
27 KEDLESTON ROAD, LEEDS, WEST YORKSHIRE, LS8 2BU	£360,000	15/12/2023	Semi-detached
9 BEAUMONT AVENUE, LEEDS, WEST YORKSHIRE, LS8 1BU	£440,000	01/12/2023	Semi-detached
194 WEST PARK DRIVE WEST, LEEDS, WEST YORKSHIRE, LS8 2DA	£352,650	10/11/2023	Semi-detached
5 BIDEFORD AVENUE, LEEDS, WEST YORKSHIRE, LS8 2AE	£815,000	10/11/2023	Semi-detached
63 KEDLESTON ROAD, LEEDS, WEST YORKSHIRE, LS8 2BJ	£345,000	27/10/2023	Semi-detached
4 NORTON ROAD, LEEDS, WEST YORKSHIRE, LS8 2DE	£450,000	16/10/2023	Semi-detached
2 KINGSWOOD AVENUE, LEEDS, WEST YORKSHIRE, LS8 2DB	£468,000	01/09/2023	Semi-detached
10 ROMAN AVENUE, LEEDS, WEST YORKSHIRE, LS8 2AN	£270,000	09/08/2023	Semi-detached
19 KINGSWOOD AVENUE, LEEDS, WEST YORKSHIRE, LS8 2DB	£363,500	09/08/2023	Semi-detached
3 NORMAN PLACE, LEEDS, WEST YORKSHIRE, LS8 2AW	£295,000	21/07/2023	Semi-detached
130 STREET LANE, LEEDS, WEST YORKSHIRE, LS8 2BW	£467,000	30/06/2023	Semi-detached
8 KINGSWOOD DRIVE, LEEDS, WEST YORKSHIRE, LS8 2BQ	£367,500	21/06/2023	Semi-detached
515 RING ROAD, MOORTOWN, LEEDS, WEST YORKSHIRE, LS17 8NR	£425,000	28/04/2023	Semi-detached
152 WEST PARK DRIVE WEST, LEEDS, WEST YORKSHIRE, LS8 2DA	£406,000	16/12/2022	Semi-detached
6 NORTON ROAD, LEEDS, WEST YORKSHIRE, LS8 2DE	£280,000	07/11/2022	Semi-detached

Area average: £400,943 (20 sales)

For sale comparables

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

Capital growth trend

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

5y growth 16.9%

10y growth 54.1%

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

1y (index) 6.6%

5y (index) 23.7%

10y (index) 58.8%

Rental Range

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

Low £1,026/mo

Realistic £1,140/mo

Optimistic £1,254/mo

Based on Local Authority from postcode lookup → Leeds.

LHA (30th percentile) floor for Leeds: Apr 2025 – Mar 2026

Rental Comparables

Residential lets in the area (all bedroom counts shown — none matched the 4-bedroom count for this property). Student lets are excluded.

Title	Rent	Beds	Distance	As seen on
1 Bed Flat, Norman Terrace, LS8	£2,400/mo	1	0.15 miles	OpenRent

Average rent: £2,400/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.52%

Max investor price (0.8%) £300,000

Target investor price (1%) £240,000

Gross yield 6.3%

Cost-to-rent ratio 16×

Monthly cashflow £323/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 2.9%

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)

Registered land (INSPIRE)

This location falls inside an HM Land Registry INSPIRE registered freehold polygon.

Plot: ~426 m² (0.11 acres)

Source: HM Land Registry INSPIRE Index Polygons.

Street-level crime

Category	Count
Violence and sexual offences	46
Anti-social behaviour	27
Vehicle crime	19
Shoplifting	14
Public order	11
Burglary	9
Criminal damage and arson	8
Drugs	7
Other crime	6
Other theft	6
Possession of weapons	2
Theft from the person	2
Bicycle theft	1
Robbery	1
Total incidents	159

Within 1 mile during Jul 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
Talbot Primary School	Primary	0.3 miles	Outstanding — 24 May 2023
Allerton Grange School	Secondary	0.6 miles	Good — 3 Mar 2020
Highfield Primary School	Primary	0.6 miles	Outstanding — 14 May 2024
Moor Allerton Hall Primary School	Primary	0.6 miles	Good — 11 Nov 2019
Leeds Menorah School	Other	0.7 miles	Good — 18 Sep 2024

FENSA

Window and door installation certificates found for this address.

Issued	Work completed	Windows	Doors
01/12/2019	26/11/2019	2	—
02/09/2013	06/08/2013	2	—
03/11/2009	23/10/2009	—	1
04/02/2008	25/01/2008	3	—
04/01/2005	10/12/2004	1	—
16/02/2004	12/01/2004	2	—

# 45 WESTCOMBE AVENUE, LEEDS, WEST YORKSHIRE, LS8 2BS

## Property details

- Slug: `a1e6e4d` (address key hash: `a1e6e4d9d728d61bd6f50bb1baad5db7daf86cb1`)
- Postcode: LS8 2BS
- Transactions on record: 1

- Tenure: Freehold
- Property type: Semi-detached
- Bedrooms: 4
- Bathrooms: 1
- Floor area: 132 m²
- EPC rating: D
- Year built: England and Wales: 1930-1949
- Last sold: £460,000 Apr 2026
- Price per m²: £3,485/m²
- Local average: £376,843 (52 sales)
- Street crime: 159 incidents within 1 mile (Jul 2026)

## Latest sale

- Price: £460,000
- Date: 2026-04-01
- Type: S
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 28/08/2035
- **Current heating cost:** £1,821/year
- **Est. upgrade cost to C:** £20,550

### Recommendations
- B (£900 - £1,500)
- W1 (£5,000 - £10,000)
- I (£2,200 - £3,500)
- U (£8,000 - £10,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0101-9205-2002-0228-7906)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-04-01 | £460,000 | Semi-detached | — | £464,638 (to June 2026) | [View](http://87.117.209.195:8080/house-prices/50d10b84-a0fe-b8d0-e063-4704a8c08d98) |

*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 |
|---------|-------|------|------|
| 45 WESTCOMBE AVENUE, LEEDS, WEST YORKSHIRE, LS8 2BS | £460,000 | 01/04/2026 | Semi-detached |

## Historic listings

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

- Matched listing: [165816539](http://87.117.209.195:8080/listings/28104d1)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £460,000 |
| listed | 2025-08-15 | £475,000 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 31 KINGSWOOD GARDENS, LEEDS, WEST YORKSHIRE, LS8 2BT | £155,000 | 05/11/2025 | Semi-detached |
| 2 NORMAN PLACE, LEEDS, WEST YORKSHIRE, LS8 2AW | £386,700 | 24/10/2025 | Semi-detached |
| 48 KEDLESTON ROAD, LEEDS, WEST YORKSHIRE, LS8 2BJ | £375,000 | 30/05/2025 | Semi-detached |
| 11 ROMAN TERRACE, LEEDS, WEST YORKSHIRE, LS8 2DU | £557,500 | 28/03/2025 | Semi-detached |
| 5 WESTCOMBE AVENUE, LEEDS, WEST YORKSHIRE, LS8 2BS | £440,000 | 10/01/2025 | Semi-detached |
| 27 KEDLESTON ROAD, LEEDS, WEST YORKSHIRE, LS8 2BU | £360,000 | 15/12/2023 | Semi-detached |
| 9 BEAUMONT AVENUE, LEEDS, WEST YORKSHIRE, LS8 1BU | £440,000 | 01/12/2023 | Semi-detached |
| 194 WEST PARK DRIVE WEST, LEEDS, WEST YORKSHIRE, LS8 2DA | £352,650 | 10/11/2023 | Semi-detached |
| 5 BIDEFORD AVENUE, LEEDS, WEST YORKSHIRE, LS8 2AE | £815,000 | 10/11/2023 | Semi-detached |
| 63 KEDLESTON ROAD, LEEDS, WEST YORKSHIRE, LS8 2BJ | £345,000 | 27/10/2023 | Semi-detached |
| 4 NORTON ROAD, LEEDS, WEST YORKSHIRE, LS8 2DE | £450,000 | 16/10/2023 | Semi-detached |
| 2 KINGSWOOD AVENUE, LEEDS, WEST YORKSHIRE, LS8 2DB | £468,000 | 01/09/2023 | Semi-detached |
| 10 ROMAN AVENUE, LEEDS, WEST YORKSHIRE, LS8 2AN | £270,000 | 09/08/2023 | Semi-detached |
| 19 KINGSWOOD AVENUE, LEEDS, WEST YORKSHIRE, LS8 2DB | £363,500 | 09/08/2023 | Semi-detached |
| 3 NORMAN PLACE, LEEDS, WEST YORKSHIRE, LS8 2AW | £295,000 | 21/07/2023 | Semi-detached |
| 130 STREET LANE, LEEDS, WEST YORKSHIRE, LS8 2BW | £467,000 | 30/06/2023 | Semi-detached |
| 8 KINGSWOOD DRIVE, LEEDS, WEST YORKSHIRE, LS8 2BQ | £367,500 | 21/06/2023 | Semi-detached |
| 515 RING ROAD, MOORTOWN, LEEDS, WEST YORKSHIRE, LS17 8NR | £425,000 | 28/04/2023 | Semi-detached |
| 152 WEST PARK DRIVE WEST, LEEDS, WEST YORKSHIRE, LS8 2DA | £406,000 | 16/12/2022 | Semi-detached |
| 6 NORTON ROAD, LEEDS, WEST YORKSHIRE, LS8 2DE | £280,000 | 07/11/2022 | Semi-detached |

**Area average:** £400,943 (20 sales)

## Capital growth trend

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

- **5y growth:** 16.9%
- **10y growth:** 54.1%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 6.6%
- **5y growth (index):** 23.7%
- **10y growth (index):** 58.8%

## Rental Range

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

- **Low:** £1,026/mo
- **Realistic:** £1,140/mo
- **Optimistic:** £1,254/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Leeds (Apr 2025 – Mar 2026).*

## Rental Comparables

*Residential lets in the area (all bedroom counts shown — none matched the 4-bedroom count for this property). Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 1 Bed Flat, Norman Terrace, LS8 | £2,400/mo | 1 | 0.15 miles | OpenRent |

**Average rent: £2,400/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.52% (weak for cashflow)
- **Max investor price (0.8%):** £300,000
- **Target investor price (1%):** £240,000

*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 £2,400/mo).*

- **Gross yield:** 6.3%
- **Cost-to-rent:** 16×
- **Monthly cashflow:** £323/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 2.9%

*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 | 46 |
| Anti-social behaviour | 27 |
| Vehicle crime | 19 |
| Shoplifting | 14 |
| Public order | 11 |
| Burglary | 9 |
| Criminal damage and arson | 8 |
| Drugs | 7 |
| Other crime | 6 |
| Other theft | 6 |
| Possession of weapons | 2 |
| Theft from the person | 2 |
| Bicycle theft | 1 |
| Robbery | 1 |
| **Total incidents** | **159** |

*Within 1 mile during Jul 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 |
|------|------|----------|--------|
| Talbot Primary School | Primary | 0.3 miles | Outstanding — 24 May 2023 |
| Allerton Grange School | Secondary | 0.6 miles | Good — 3 Mar 2020 |
| Highfield Primary School | Primary | 0.6 miles | Outstanding — 14 May 2024 |
| Moor Allerton Hall Primary School | Primary | 0.6 miles | Good — 11 Nov 2019 |
| Leeds Menorah School | Other | 0.7 miles | Good — 18 Sep 2024 |

## FENSA Certificates

This property has 6 FENSA certificate(s) on record.

### FENSA Certificate #13877118
- **Address:** 45 Westcombe Avenue, LEEDS, LS8 2BS
- **Certificate Issued:** 01/12/2019
- **Work Completed:** 26/11/2019
- **Items:** 2 window(s)

### FENSA Certificate #9733805
- **Address:** 45 Westcombe Avenue, LEEDS, LS8 2BS
- **Certificate Issued:** 02/09/2013
- **Work Completed:** 06/08/2013
- **Items:** 2 window(s)

### FENSA Certificate #6941442
- **Address:** 45 Westcombe Avenue, LEEDS, LS8 2BS
- **Certificate Issued:** 03/11/2009
- **Work Completed:** 23/10/2009
- **Items:** 1 door(s)

### FENSA Certificate #5428303
- **Address:** 45 Westcombe Avenue, LEEDS, LS8 2BS
- **Certificate Issued:** 04/02/2008
- **Work Completed:** 25/01/2008
- **Items:** 3 window(s)

### FENSA Certificate #2363943
- **Address:** 45 Westcombe Avenue, LEEDS, LS8 2BS
- **Certificate Issued:** 04/01/2005
- **Work Completed:** 10/12/2004
- **Items:** 1 window(s)

### FENSA Certificate #1465321
- **Address:** 45 Westcombe Avenue, Leeds, LS8 2BS
- **Certificate Issued:** 16/02/2004
- **Work Completed:** 12/01/2004
- **Items:** 2 window(s)