# 16 WESTBOURNE GROVE, OTLEY, LEEDS, WEST YORKSHIRE, LS21 3LJ

## Property details

- Slug: `b252900` (address key hash: `b2529001e0aa7735fa93011dda642501fba39fae`)
- Postcode: LS21 3LJ
- Transactions on record: 1

- Tenure: Freehold
- Property type: Terraced
- Last sold: £108,522 Apr 2011
- Local average: £337,017 (30 sales)
- Street crime: 49 incidents within 1 mile (Apr 2026)

## Latest sale

- Price: £108,522
- Date: 2011-04-13
- Type: T
- Tenure: F

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2011-04-13 | £108,522 | Terraced | — | £202,550 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/36b05cdc-7a91-4b9a-bf1b-e4415087e014) |

*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 |
|---------|-------|------|------|
| 16 WESTBOURNE GROVE, OTLEY, LEEDS, WEST YORKSHIRE, LS21 3LJ | £108,522 | 13/04/2011 | Terraced |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 35 KINEHOLME DRIVE, OTLEY, LEEDS, WEST YORKSHIRE, LS21 3LX | £177,000 | 15/12/2025 | Terraced |
| 14 GROVE MILL COURT, OTLEY, LEEDS, WEST YORKSHIRE, LS21 3PE | £412,500 | 12/10/2023 | Terraced |
| 30 WESTBOURNE GROVE, OTLEY, LEEDS, WEST YORKSHIRE, LS21 3LJ | £175,000 | 14/06/2023 | Terraced |
| 7 WESTBOURNE GROVE, OTLEY, LEEDS, WEST YORKSHIRE, LS21 3LJ | £175,000 | 09/06/2023 | Terraced |
| 9 WESTBOURNE GROVE, OTLEY, LEEDS, WEST YORKSHIRE, LS21 3LJ | £230,000 | 01/07/2022 | Terraced |
| 32 WESTBOURNE GROVE, OTLEY, LEEDS, WEST YORKSHIRE, LS21 3LJ | £232,500 | 28/02/2022 | Terraced |
| 19 KINEHOLME DRIVE, OTLEY, LEEDS, WEST YORKSHIRE, LS21 3LX | £230,000 | 01/12/2021 | Terraced |
| 12 GROVE MILL COURT, OTLEY, LEEDS, WEST YORKSHIRE, LS21 3PE | £390,000 | 15/09/2021 | Terraced |
| 139 BRADFORD ROAD, OTLEY, LEEDS, WEST YORKSHIRE, LS21 3LH | £192,000 | 27/08/2021 | Terraced |
| 18 WESTBOURNE GROVE, OTLEY, LEEDS, WEST YORKSHIRE, LS21 3LJ | £220,000 | 25/08/2021 | Terraced |

**Area average:** £243,400 (10 sales)

## Capital growth trend

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

- **5y growth:** 13.1%
- **10y growth:** 26.7%

## House Price Index (HM Land Registry)

*Official index for Leeds; Terraced series; as of April 2026.*

- **1y growth (index):** 3.8%
- **5y growth (index):** 24.3%
- **10y growth (index):** 62.2%

## 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 Harrogate (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 |
|------|------|------|------|------|
| 1 Bed Flat, Otley, LS21 | £649/mo | 1 | 0.09 miles | OpenRent |
| 2 Bed Terraced House, Bradford Road, LS21 | £995/mo | 2 | 0.31 miles | OpenRent |
| 2 Bed Terraced House, Springfield Place, LS21 | £900/mo | 2 | 0.38 miles | OpenRent |
| 1 Bed Flat, Westgate, LS21 | £710/mo | 1 | 0.63 miles | OpenRent |
| 1 Bed Flat, Westgate Otley, LS21 | £700/mo | 1 | 0.63 miles | OpenRent |
| 1 Bed Flat, Westgate, LS21 | £700/mo | 1 | 0.63 miles | OpenRent |
| 1 Bed Flat, Kirkgate, LS21 | £695/mo | 1 | 0.73 miles | OpenRent |
| 2 Bed Terraced House, Bridge Street, LS21 | £995/mo | 2 | 0.78 miles | OpenRent |
| 2 Bed Flat, Bridge Street, LS21 | £950/mo | 2 | 0.78 miles | OpenRent |
| 2 Bed Terraced House, Gay Lane, LS21 | £895/mo | 2 | 0.8 miles | OpenRent |
| 1 Bed Flat, Netherwood, LS21 | £625/mo | 1 | 0.82 miles | OpenRent |
| 1 Bed Flat, Boroughgate, LS21 | £595/mo | 1 | 0.83 miles | OpenRent |
| 1 Bed Flat, Boroughgate, LS21 | £895/mo | 1 | 0.86 miles | OpenRent |
| 3 Bed Terraced House, Newall Avenue, LS21 | £2,500/mo | 3 | 0.88 miles | OpenRent |
| 2 Bed Terraced House, Waites Terrace, LS21 | £795/mo | 2 | 0.94 miles | OpenRent |
| 1 Bed Flat, Meagill Rise, LS21 | £825/mo | 1 | 1.11 miles | OpenRent |
| 2 Bed Flat, Corn Mill, LS29 | £895/mo | 2 | 1.12 miles | OpenRent |
| 2 Bed Flat, Bradford Road, LS29 | £995/mo | 2 | 1.12 miles | OpenRent |

**Average rent: £906/mo (18 listings)**

## 1% Rule

- **Rent ratio:** 0.79% (weak for cashflow)
- **Max investor price (0.8%):** £107,500
- **Target investor price (1%):** £86,000

*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 £860/mo).*

- **Gross yield:** 9.5%
- **Cost-to-rent:** 10.5×
- **Monthly cashflow:** £322/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 12.3%

*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 | 19 |
| Anti-social behaviour | 8 |
| Criminal damage and arson | 5 |
| Public order | 5 |
| Other theft | 4 |
| Shoplifting | 4 |
| Burglary | 2 |
| Robbery | 1 |
| Vehicle crime | 1 |
| **Total incidents** | **49** |

*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 |
|------|------|----------|--------|
| Westgate Primary School | Primary | 0.3 miles | Good — 30 Jul 2018 |
| St Joseph's Catholic Primary School, Otley | Primary | 0.7 miles | Good — 2 May 2024 |
| Ashfield Primary School | Primary | 0.8 miles | Good — 25 Jul 2023 |
| Otley Prince Henry's Grammar School Specialist Language College | Secondary | 1.1 miles | — (Inspected (no overall grade)) |
| Otley All Saints CofE Primary School | Primary | 1.2 miles | Good — 9 Nov 2012 |