Semi-Detached 2 sales on record

63 TINSHILL LANE

LEEDS, WEST YORKSHIRE, LS16 6BU

£215,000

Location

Map view View on Google Maps View on OpenStreetMap Street View LS16 6BU

Nearby

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

Type	Name	Distance
Bus stop	Tinshill Lane Tinshill Grove	0.1 miles
Shop	Lemondrops Convenience Store	0.3 miles
Train station	Horsforth	0.7 miles
University	Reception/Helpzone	2.0 miles
Hospital	Sir Karl Cohen Square	3.9 miles

Property details

Tenure

Freehold

Property type

Semi-detached

Floor area

58 m²

EPC rating

Year built

England and Wales: 1983-1990

Last sold

£215,000 Jan 2026

Price per m²

£3,707/m²

Local average

£285,706 (61 sales)

Street crime

159 incidents within 1 mile (Apr 2026)

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: B

Inspection date: 12/05/2025

Current heating cost: £532/year

Potential heating cost: £473/year

Est. upgrade cost to C: £10,500

Recommendations

Floor insulation (suspended floor) (£800 - £1,200)
Solar water heating (£4,000 - £6,000)
Solar photovoltaic panels, 2.5 kWp (£3,500 - £5,500)

View full EPC on gov.uk

Price history

Event	Date	Price	Type	% change	Today’s value (HPI)	Action
Sold	16/01/2026	£215,000	Semi-detached	+53.6%	£215,199 to March 2026	View transaction
Sold	27/11/2013	£140,000	Semi-detached	—	£256,706 to March 2026	View transaction

Historic listings

No historic listing events could be matched to the sales on record for this address. We only show events where a listing page could be linked to a Land Registry sale here.

Sold comparables

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

Address	Price	Date	Type
82 HILLCREST RISE, LEEDS, WEST YORKSHIRE, LS16 7DL	£530,000	02/12/2025	Semi-detached
15 HAVEN GARDENS, LEEDS, WEST YORKSHIRE, LS16 6SN	£235,000	06/11/2025	Semi-detached
43 HAVEN CHASE, LEEDS, WEST YORKSHIRE, LS16 6SG	£275,000	22/08/2025	Semi-detached
33 GROVE FARM CRESCENT, LEEDS, WEST YORKSHIRE, LS16 6BZ	£312,500	12/12/2023	Semi-detached
94 HILLCREST RISE, LEEDS, WEST YORKSHIRE, LS16 7DL	£430,000	08/12/2023	Semi-detached
8 HAVEN CROFT, LEEDS, WEST YORKSHIRE, LS16 6SF	£245,000	11/10/2023	Semi-detached
7 HAVEN GARDENS, LEEDS, WEST YORKSHIRE, LS16 6SN	£272,000	04/10/2023	Semi-detached
138 TINSHILL MOUNT, LEEDS, WEST YORKSHIRE, LS16 7AZ	£252,000	11/08/2023	Semi-detached
20 GROVE FARM CRESCENT, LEEDS, WEST YORKSHIRE, LS16 6BY	£190,000	28/03/2023	Semi-detached
31 TINSHILL MOUNT, LEEDS, WEST YORKSHIRE, LS16 7AY	£230,000	01/12/2022	Semi-detached
1 HAVEN RISE, LEEDS, WEST YORKSHIRE, LS16 6SL	£250,000	24/10/2022	Semi-detached
4 GROVE FARM CRESCENT, LEEDS, WEST YORKSHIRE, LS16 6BY	£272,500	21/10/2022	Semi-detached
22 HAVEN VIEW, LEEDS, WEST YORKSHIRE, LS16 6SP	£231,500	20/09/2022	Semi-detached
6 HAVEN RISE, LEEDS, WEST YORKSHIRE, LS16 6SL	£260,000	29/07/2022	Semi-detached
11 HAVEN CROFT, LEEDS, WEST YORKSHIRE, LS16 6SF	£195,000	22/07/2022	Semi-detached
12 HAVEN CROFT, LEEDS, WEST YORKSHIRE, LS16 6SF	£284,950	15/07/2022	Semi-detached
12 GROVE FARM DRIVE, LEEDS, WEST YORKSHIRE, LS16 6DD	£261,500	23/06/2022	Semi-detached
4 HAVEN VIEW, LEEDS, WEST YORKSHIRE, LS16 6SP	£272,500	13/06/2022	Semi-detached
24 TINSHILL AVENUE, LEEDS, WEST YORKSHIRE, LS16 7BD	£235,000	27/05/2022	Semi-detached
6 GROVE FARM CROFT, LEEDS, WEST YORKSHIRE, LS16 6DE	£295,000	13/05/2022	Semi-detached

Area average: £276,473 (20 sales)

For sale comparables

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

Capital growth trend

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

5y growth -4.5%

10y growth 24.7%

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

1y (index) 3.3%

5y (index) 23.3%

10y (index) 62.4%

Rental Range

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

Low £1,020/mo

Realistic £1,133/mo

Optimistic £1,246/mo

Based on Local Authority from postcode lookup → Leeds.

LHA (30th percentile) 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
2 Bed Semi-Detached House, Tinshill Mount, LS16	£1,250/mo	2	0.22 miles	OpenRent
2 Bed Semi-Detached House, Silk Mill Drive, LS16	£1,000/mo	2	0.32 miles	OpenRent
2 Bed Semi-Detached House, Iverson Drive, LS16	£1,195/mo	2	0.52 miles	OpenRent
2 Bed Flat, Great Minster House, LS18	£1,095/mo	2	0.86 miles	OpenRent
2 Bed Flat, Low Lane, LS18	£895/mo	2	0.87 miles	OpenRent
2 Bed Semi-Detached House, Woodview Close, LS18	£1,050/mo	2	0.88 miles	OpenRent
2 Bed Terraced House, Springfield Mount, LS18	£950/mo	2	0.98 miles	OpenRent
2 Bed End Terrace, St James Drive, LS18	£1,095/mo	2	0.99 miles	OpenRent

Average rent: £1,066/mo (8 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.5%

Max investor price (0.8%) £134,125

Target investor price (1%) £107,300

Gross yield 6%

Cost-to-rent ratio 16.7×

Monthly cashflow £94/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 1.8%

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)

Street-level crime

Category	Count
Violence and sexual offences	70
Shoplifting	18
Anti-social behaviour	12
Burglary	12
Public order	11
Criminal damage and arson	10
Other crime	8
Vehicle crime	7
Other theft	6
Drugs	2
Robbery	2
Possession of weapons	1
Total incidents	159

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. Data from Get Information about Schools and Ofsted.

Name	Type	Distance	Ofsted
Cookridge Primary School	Primary	0.2 miles	Good — 8 Nov 2013
Ireland Wood Primary School	Primary	0.4 miles	Good — 26 Jul 2013
Ralph Thoresby School	Secondary	0.4 miles	Good — 31 Mar 2015
Lighthouse School Leeds	Other	0.5 miles	Good — 9 Apr 2014
Cookridge Holy Trinity Church of England Primary School	Primary	0.5 miles	Good — 6 Jul 2023

FENSA

Checking FENSA certificates for this address. Refresh in a few minutes.

# 63 TINSHILL LANE, LEEDS, WEST YORKSHIRE, LS16 6BU

## Property details

- Slug: `a682b65` (address key hash: `a682b65c07ee7f727ee0f3acd34f0e86e5eaaead`)
- Postcode: LS16 6BU
- Transactions on record: 2

- Tenure: Freehold
- Property type: Semi-detached
- Floor area: 58 m²
- EPC rating: C
- Year built: England and Wales: 1983-1990
- Last sold: £215,000 Jan 2026
- Price per m²: £3,707/m²
- Local average: £285,706 (61 sales)
- Street crime: 159 incidents within 1 mile (Apr 2026)

## Latest sale

- Price: £215,000
- Date: 2026-01-16
- Type: S
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Current heating cost:** £532/year
- **Est. upgrade cost to C:** £10,500

### Recommendations
- W1 (£800 - £1,200)
- N (£4,000 - £6,000)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/1035-9225-6500-0342-0292)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-01-16 | £215,000 | Semi-detached | +53.6% | £215,199 (to March 2026) | [View](http://87.117.209.195:8080/house-prices/49e87c32-a8fb-591c-e063-4704a8c00c31) |
| Sold | 2013-11-27 | £140,000 | Semi-detached | — | £256,706 (to March 2026) | [View](http://87.117.209.195:8080/house-prices/23fa0719-5cb8-434d-8bd9-acdccee44220) |

*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 |
|---------|-------|------|------|
| 63 TINSHILL LANE, LEEDS, WEST YORKSHIRE, LS16 6BU | £215,000 | 16/01/2026 | Semi-detached |
| 63 TINSHILL LANE, LEEDS, WEST YORKSHIRE, LS16 6BU | £140,000 | 27/11/2013 | 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 |
|---------|-------|------|------|
| 82 HILLCREST RISE, LEEDS, WEST YORKSHIRE, LS16 7DL | £530,000 | 02/12/2025 | Semi-detached |
| 15 HAVEN GARDENS, LEEDS, WEST YORKSHIRE, LS16 6SN | £235,000 | 06/11/2025 | Semi-detached |
| 43 HAVEN CHASE, LEEDS, WEST YORKSHIRE, LS16 6SG | £275,000 | 22/08/2025 | Semi-detached |
| 33 GROVE FARM CRESCENT, LEEDS, WEST YORKSHIRE, LS16 6BZ | £312,500 | 12/12/2023 | Semi-detached |
| 94 HILLCREST RISE, LEEDS, WEST YORKSHIRE, LS16 7DL | £430,000 | 08/12/2023 | Semi-detached |
| 8 HAVEN CROFT, LEEDS, WEST YORKSHIRE, LS16 6SF | £245,000 | 11/10/2023 | Semi-detached |
| 7 HAVEN GARDENS, LEEDS, WEST YORKSHIRE, LS16 6SN | £272,000 | 04/10/2023 | Semi-detached |
| 138 TINSHILL MOUNT, LEEDS, WEST YORKSHIRE, LS16 7AZ | £252,000 | 11/08/2023 | Semi-detached |
| 20 GROVE FARM CRESCENT, LEEDS, WEST YORKSHIRE, LS16 6BY | £190,000 | 28/03/2023 | Semi-detached |
| 31 TINSHILL MOUNT, LEEDS, WEST YORKSHIRE, LS16 7AY | £230,000 | 01/12/2022 | Semi-detached |
| 1 HAVEN RISE, LEEDS, WEST YORKSHIRE, LS16 6SL | £250,000 | 24/10/2022 | Semi-detached |
| 4 GROVE FARM CRESCENT, LEEDS, WEST YORKSHIRE, LS16 6BY | £272,500 | 21/10/2022 | Semi-detached |
| 22 HAVEN VIEW, LEEDS, WEST YORKSHIRE, LS16 6SP | £231,500 | 20/09/2022 | Semi-detached |
| 6 HAVEN RISE, LEEDS, WEST YORKSHIRE, LS16 6SL | £260,000 | 29/07/2022 | Semi-detached |
| 11 HAVEN CROFT, LEEDS, WEST YORKSHIRE, LS16 6SF | £195,000 | 22/07/2022 | Semi-detached |
| 12 HAVEN CROFT, LEEDS, WEST YORKSHIRE, LS16 6SF | £284,950 | 15/07/2022 | Semi-detached |
| 12 GROVE FARM DRIVE, LEEDS, WEST YORKSHIRE, LS16 6DD | £261,500 | 23/06/2022 | Semi-detached |
| 4 HAVEN VIEW, LEEDS, WEST YORKSHIRE, LS16 6SP | £272,500 | 13/06/2022 | Semi-detached |
| 24 TINSHILL AVENUE, LEEDS, WEST YORKSHIRE, LS16 7BD | £235,000 | 27/05/2022 | Semi-detached |
| 6 GROVE FARM CROFT, LEEDS, WEST YORKSHIRE, LS16 6DE | £295,000 | 13/05/2022 | Semi-detached |

**Area average:** £276,473 (20 sales)

## Capital growth trend

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

- **5y growth:** -4.5%
- **10y growth:** 24.7%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 3.3%
- **5y growth (index):** 23.3%
- **10y growth (index):** 62.4%

## Rental Range

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

- **Low:** £1,020/mo
- **Realistic:** £1,133/mo
- **Optimistic:** £1,246/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 |
|------|------|------|------|------|
| 2 Bed Semi-Detached House, Tinshill Mount, LS16 | £1,250/mo | 2 | 0.22 miles | OpenRent |
| 2 Bed Semi-Detached House, Silk Mill Drive, LS16 | £1,000/mo | 2 | 0.32 miles | OpenRent |
| 2 Bed Semi-Detached House, Iverson Drive, LS16 | £1,195/mo | 2 | 0.52 miles | OpenRent |
| 2 Bed Flat, Great Minster House, LS18 | £1,095/mo | 2 | 0.86 miles | OpenRent |
| 2 Bed Flat, Low Lane, LS18 | £895/mo | 2 | 0.87 miles | OpenRent |
| 2 Bed Semi-Detached House, Woodview Close, LS18 | £1,050/mo | 2 | 0.88 miles | OpenRent |
| 2 Bed Terraced House, Springfield Mount, LS18 | £950/mo | 2 | 0.98 miles | OpenRent |
| 2 Bed End Terrace, St James Drive, LS18 | £1,095/mo | 2 | 0.99 miles | OpenRent |

**Average rent: £1,066/mo (8 listings)**

## 1% Rule

- **Rent ratio:** 0.5% (weak for cashflow)
- **Max investor price (0.8%):** £134,125
- **Target investor price (1%):** £107,300

*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 £1,073/mo).*

- **Gross yield:** 6%
- **Cost-to-rent:** 16.7×
- **Monthly cashflow:** £94/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 1.8%

*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 | 70 |
| Shoplifting | 18 |
| Anti-social behaviour | 12 |
| Burglary | 12 |
| Public order | 11 |
| Criminal damage and arson | 10 |
| Other crime | 8 |
| Vehicle crime | 7 |
| Other theft | 6 |
| Drugs | 2 |
| Robbery | 2 |
| Possession of weapons | 1 |
| **Total incidents** | **159** |

*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 |
|------|------|----------|--------|
| Cookridge Primary School | Primary | 0.2 miles | Good — 8 Nov 2013 |
| Ireland Wood Primary School | Primary | 0.4 miles | Good — 26 Jul 2013 |
| Ralph Thoresby School | Secondary | 0.4 miles | Good — 31 Mar 2015 |
| Lighthouse School Leeds | Other | 0.5 miles | Good — 9 Apr 2014 |
| Cookridge Holy Trinity Church of England Primary School | Primary | 0.5 miles | Good — 6 Jul 2023 |