Semi-Detached

95 REDESDALE GARDENS

ADEL, LEEDS, WEST YORKSHIRE, LS16 6AY

£140,000

Location

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

Nearby

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

Type	Name	Distance
Bus stop	Otley Road New Adel Lane	0.2 miles
Shop	Logan Stores	0.3 miles
Train station	Horsforth	1.3 miles
University	Reception/Helpzone	1.6 miles
Hospital	Sir Karl Cohen Square	3.7 miles

Property details

Tenure

Leasehold

Property type

Semi-detached

Bedrooms

Bathrooms

Floor area

59 m²

EPC rating

Year built

England and Wales: 1930-1949

Last sold

£140,000 Mar 2026

Price per m²

£2,373/m²

Local average

£296,284 (66 sales)

Street crime

159 incidents within 1 mile (May 2026)

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: C

Inspection date: 24/07/2025

Expiry date: 23/07/2035

Current heating cost: £640/year

Potential heating cost: £453/year

Est. upgrade cost to C: £8,700

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)

View full EPC on gov.uk

Price history

Event	Date	Price	Type	% change	Today’s value (HPI)	Action
Sold	23/03/2026	£140,000	Semi-detached	—	£141,557 to April 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	£140,000
listed	22/07/2025	£142,500

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
48 THE DRIVE, ADEL, LEEDS, WEST YORKSHIRE, LS16 6BQ	£385,000	19/12/2025	Semi-detached
404 OTLEY ROAD, LEEDS, WEST YORKSHIRE, LS16 8AD	£525,000	28/11/2025	Semi-detached
49A THE CRESCENT, ADEL, LEEDS, WEST YORKSHIRE, LS16 6AG	£675,000	24/11/2025	Semi-detached
37 BROOMFIELD, ADEL, LEEDS, WEST YORKSHIRE, LS16 6AE	£425,000	20/11/2025	Semi-detached
17 RAYNEL DRIVE, LEEDS, WEST YORKSHIRE, LS16 6BS	£210,000	26/09/2025	Semi-detached
50 REDESDALE GARDENS, ADEL, LEEDS, WEST YORKSHIRE, LS16 6AU	£123,000	14/08/2025	Semi-detached
18 WHINFIELD, LEEDS, WEST YORKSHIRE, LS16 6AB	£450,000	24/11/2023	Semi-detached
86 REDESDALE GARDENS, ADEL, LEEDS, WEST YORKSHIRE, LS16 6AX	£117,000	15/11/2023	Semi-detached
71 THE CRESCENT, ADEL, LEEDS, WEST YORKSHIRE, LS16 6AG	£573,000	20/10/2023	Semi-detached
34 NEW ADEL LANE, LEEDS, WEST YORKSHIRE, LS16 6AN	£128,000	16/08/2023	Semi-detached
39 RAYNEL DRIVE, LEEDS, WEST YORKSHIRE, LS16 6BS	£230,000	09/12/2022	Semi-detached
14 RAYNEL DRIVE, LEEDS, WEST YORKSHIRE, LS16 6BS	£251,000	09/09/2022	Semi-detached
53 THE DRIVE, ADEL, LEEDS, WEST YORKSHIRE, LS16 6BQ	£465,000	11/08/2022	Semi-detached
44 BROOMFIELD, ADEL, LEEDS, WEST YORKSHIRE, LS16 6AF	£400,000	03/08/2022	Semi-detached
23 NEW ADEL GARDENS, LEEDS, WEST YORKSHIRE, LS16 6BD	£345,000	22/07/2022	Semi-detached
12 NEW ADEL AVENUE, LEEDS, WEST YORKSHIRE, LS16 6BE	£390,000	28/02/2022	Semi-detached
124 NEW ADEL LANE, LEEDS, WEST YORKSHIRE, LS16 6BB	£425,000	12/01/2022	Semi-detached

Area average: £359,824 (17 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 15.3%

10y growth 21.6%

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

1y (index) 4.2%

5y (index) 25.5%

10y (index) 62.8%

Rental Range

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

Low £1,022/mo

Realistic £1,135/mo

Optimistic £1,249/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 (same bedroom count). Use to validate rent estimates. Student lets are excluded.

Title	Rent	Beds	Distance	As seen on
2 Bed Flat, Arncliffe Road, LS16	£1,295/mo	2	1.2 miles	OpenRent

Average rent: £1,295/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.93%

Max investor price (0.8%) £161,875

Target investor price (1%) £129,500

Gross yield 11.1%

Cost-to-rent ratio 9×

Monthly cashflow £589/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 17.4%

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	73
Shoplifting	20
Anti-social behaviour	14
Criminal damage and arson	11
Public order	11
Other theft	10
Burglary	7
Vehicle crime	5
Drugs	4
Other crime	3
Robbery	1
Total incidents	159

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. Data from Get Information about Schools and Ofsted.

Name	Type	Distance	Ofsted
Ireland Wood Primary School	Primary	0.3 miles	Good — 26 Jul 2013
Holy Name Catholic Voluntary Academy	Primary	0.3 miles	Good — 19 Sep 2018
Iveson Primary School	Primary	0.6 miles	Good — 16 Jun 2015
Ralph Thoresby School	Secondary	0.6 miles	Good — 31 Mar 2015
Lighthouse School Leeds	Other	0.7 miles	Good — 9 Apr 2014

FENSA

Window and door installation certificates found for this address.

Issued	Work completed	Windows	Doors
05/12/2011	12/10/2011	1	1

# 95 REDESDALE GARDENS, ADEL, LEEDS, WEST YORKSHIRE, LS16 6AY

## Property details

- Slug: `a8788ae` (address key hash: `a8788ae5685ac0c65fd0a3d8d106349f17ff682b`)
- Postcode: LS16 6AY
- Transactions on record: 1

- Tenure: Leasehold
- Property type: Semi-detached
- Bedrooms: 2
- Bathrooms: 1
- Floor area: 59 m²
- EPC rating: D
- Year built: England and Wales: 1930-1949
- Last sold: £140,000 Mar 2026
- Price per m²: £2,373/m²
- Local average: £296,284 (66 sales)
- Street crime: 159 incidents within 1 mile (May 2026)

## Latest sale

- Price: £140,000
- Date: 2026-03-23
- Type: S
- Tenure: L

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 23/07/2035
- **Current heating cost:** £640/year
- **Est. upgrade cost to C:** £8,700

### Recommendations
- B (£900 - £1,500)
- W1 (£5,000 - £10,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2235-7023-5500-0374-3226)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-03-23 | £140,000 | Semi-detached | — | £141,557 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/4e75c29d-ece6-8922-e063-4804a8c094d0) |

*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 |
|---------|-------|------|------|
| 95 REDESDALE GARDENS, ADEL, LEEDS, WEST YORKSHIRE, LS16 6AY | £140,000 | 23/03/2026 | 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: [164822273](http://87.117.209.195:8080/listings/2c194ed)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £140,000 |
| listed | 2025-07-22 | £142,500 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 48 THE DRIVE, ADEL, LEEDS, WEST YORKSHIRE, LS16 6BQ | £385,000 | 19/12/2025 | Semi-detached |
| 404 OTLEY ROAD, LEEDS, WEST YORKSHIRE, LS16 8AD | £525,000 | 28/11/2025 | Semi-detached |
| 49A THE CRESCENT, ADEL, LEEDS, WEST YORKSHIRE, LS16 6AG | £675,000 | 24/11/2025 | Semi-detached |
| 37 BROOMFIELD, ADEL, LEEDS, WEST YORKSHIRE, LS16 6AE | £425,000 | 20/11/2025 | Semi-detached |
| 17 RAYNEL DRIVE, LEEDS, WEST YORKSHIRE, LS16 6BS | £210,000 | 26/09/2025 | Semi-detached |
| 50 REDESDALE GARDENS, ADEL, LEEDS, WEST YORKSHIRE, LS16 6AU | £123,000 | 14/08/2025 | Semi-detached |
| 18 WHINFIELD, LEEDS, WEST YORKSHIRE, LS16 6AB | £450,000 | 24/11/2023 | Semi-detached |
| 86 REDESDALE GARDENS, ADEL, LEEDS, WEST YORKSHIRE, LS16 6AX | £117,000 | 15/11/2023 | Semi-detached |
| 71 THE CRESCENT, ADEL, LEEDS, WEST YORKSHIRE, LS16 6AG | £573,000 | 20/10/2023 | Semi-detached |
| 34 NEW ADEL LANE, LEEDS, WEST YORKSHIRE, LS16 6AN | £128,000 | 16/08/2023 | Semi-detached |
| 39 RAYNEL DRIVE, LEEDS, WEST YORKSHIRE, LS16 6BS | £230,000 | 09/12/2022 | Semi-detached |
| 14 RAYNEL DRIVE, LEEDS, WEST YORKSHIRE, LS16 6BS | £251,000 | 09/09/2022 | Semi-detached |
| 53 THE DRIVE, ADEL, LEEDS, WEST YORKSHIRE, LS16 6BQ | £465,000 | 11/08/2022 | Semi-detached |
| 44 BROOMFIELD, ADEL, LEEDS, WEST YORKSHIRE, LS16 6AF | £400,000 | 03/08/2022 | Semi-detached |
| 23 NEW ADEL GARDENS, LEEDS, WEST YORKSHIRE, LS16 6BD | £345,000 | 22/07/2022 | Semi-detached |
| 12 NEW ADEL AVENUE, LEEDS, WEST YORKSHIRE, LS16 6BE | £390,000 | 28/02/2022 | Semi-detached |
| 124 NEW ADEL LANE, LEEDS, WEST YORKSHIRE, LS16 6BB | £425,000 | 12/01/2022 | Semi-detached |

**Area average:** £359,824 (17 sales)

## Capital growth trend

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

- **5y growth:** 15.3%
- **10y growth:** 21.6%

## 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:** £1,022/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 |
|------|------|------|------|------|
| 2 Bed Flat, Arncliffe Road, LS16 | £1,295/mo | 2 | 1.2 miles | OpenRent |

**Average rent: £1,295/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.93% (okay)
- **Max investor price (0.8%):** £161,875
- **Target investor price (1%):** £129,500

*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 £1,295/mo).*

- **Gross yield:** 11.1%
- **Cost-to-rent:** 9×
- **Monthly cashflow:** £589/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 17.4%

*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 | 73 |
| Shoplifting | 20 |
| Anti-social behaviour | 14 |
| Criminal damage and arson | 11 |
| Public order | 11 |
| Other theft | 10 |
| Burglary | 7 |
| Vehicle crime | 5 |
| Drugs | 4 |
| Other crime | 3 |
| Robbery | 1 |
| **Total incidents** | **159** |

*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 |
|------|------|----------|--------|
| Ireland Wood Primary School | Primary | 0.3 miles | Good — 26 Jul 2013 |
| Holy Name Catholic Voluntary Academy | Primary | 0.3 miles | Good — 19 Sep 2018 |
| Iveson Primary School | Primary | 0.6 miles | Good — 16 Jun 2015 |
| Ralph Thoresby School | Secondary | 0.6 miles | Good — 31 Mar 2015 |
| Lighthouse School Leeds | Other | 0.7 miles | Good — 9 Apr 2014 |

## FENSA Certificates

This property has 1 FENSA certificate(s) on record.

### FENSA Certificate #8559544
- **Address:** 95 Redesdale Gardens, LEEDS, LS16 6AY
- **Certificate Issued:** 05/12/2011
- **Work Completed:** 12/10/2011
- **Items:** 1 window(s), 1 door(s)