# 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: £373,987 (51 sales)
- Street crime: 142 incidents within 1 mile (May 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 | — | £460,000 (to April 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 |
| 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 |
| 5 BIDEFORD AVENUE, LEEDS, WEST YORKSHIRE, LS8 2AE | £815,000 | 10/11/2023 | Semi-detached |
| 194 WEST PARK DRIVE WEST, LEEDS, WEST YORKSHIRE, LS8 2DA | £352,650 | 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 |
| 19 KINGSWOOD AVENUE, LEEDS, WEST YORKSHIRE, LS8 2DB | £363,500 | 09/08/2023 | Semi-detached |
| 10 ROMAN AVENUE, LEEDS, WEST YORKSHIRE, LS8 2AN | £270,000 | 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 |
| 15A EARLSWOOD AVENUE, LEEDS, WEST YORKSHIRE, LS8 2BR | £295,000 | 24/10/2022 | Semi-detached |

**Area average:** £387,818 (20 sales)

## Capital growth trend

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

- **5y growth:** 28.6%
- **10y growth:** 77%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 4.2%
- **5y growth (index):** 25.5%
- **10y growth (index):** 62.8%

## 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 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 |
|------|------|------|------|------|
| 4 Bed Detached House, Oakdene Gardens, LS17 | £1,950/mo | 4 | 0.61 miles | OpenRent |
| 4 Bed Detached House, Oakdene Way, LS17 | £1,950/mo | 4 | 0.61 miles | OpenRent |
| 4 Bed Detached House, Park Lane Mews, LS17 | £650/mo | 4 | 0.8 miles | OpenRent |

**Average rent: £1,517/mo (3 listings)**

## 1% Rule

- **Rent ratio:** 0.42% (weak for cashflow)
- **Max investor price (0.8%):** £243,750
- **Target investor price (1%):** £195,000

*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 £1,950/mo).*

- **Gross yield:** 5.1%
- **Cost-to-rent:** 19.7×
- **Monthly cashflow:** £-82/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -0.7%

*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 | 54 |
| Anti-social behaviour | 24 |
| Burglary | 12 |
| Other theft | 11 |
| Public order | 11 |
| Vehicle crime | 9 |
| Shoplifting | 8 |
| Drugs | 4 |
| Criminal damage and arson | 3 |
| Other crime | 3 |
| Robbery | 3 |
| **Total incidents** | **142** |

*Within 1 mile during May 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)