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

## Property details

- Slug: `d4a5155` (address key hash: `d4a5155bbad859a518acbd90434093e32ded64f1`)
- Postcode: LS16 6AY
- Transactions on record: 1

- Tenure: Leasehold
- Property type: Flat
- Floor area: 65 m²
- EPC rating: D
- Year built: England and Wales: 1930-1949
- Last sold: £96,000 Jan 2014
- Price per m²: £1,477/m²
- Local average: £170,091 (16 sales)
- Street crime: 164 incidents within 1 mile (Apr 2026)

## Latest sale

- Price: £96,000
- Date: 2014-01-27
- Type: F
- Tenure: L

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** D
- **Expiry date:** 20/05/2024 — **EXPIRED** (no longer valid for marketing or letting)
- **Current heating cost:** £718/year
- **Est. upgrade cost to C:** £1,435

### Recommendations
- B (£500 - £1,500)
- E (£35)
- G (£350 - £450)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2398-4030-7255-1844-8990)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2014-01-27 | £96,000 | Flat | — | £146,389 (to March 2026) | [View](http://87.117.209.195:8080/house-prices/3ae4519e-6859-4b9e-9341-94d66e28c1d5) |

*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 |
|---------|-------|------|------|
| 97 REDESDALE GARDENS, ADEL, LEEDS, WEST YORKSHIRE, LS16 6AY | £96,000 | 27/01/2014 | Flat |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 89 REDESDALE GARDENS, ADEL, LEEDS, WEST YORKSHIRE, LS16 6AY | £145,000 | 13/02/2026 | Flat |
| 96 UPPER FLAT REDESDALE GARDENS, ADEL, LEEDS, WEST YORKSHIRE, LS16 6AX | £170,000 | 22/08/2025 | Flat |
| 83 REDESDALE GARDENS, ADEL, LEEDS, WEST YORKSHIRE, LS16 6AY | £155,000 | 07/08/2025 | Flat |
| 162 REDESDALE GARDENS, ADEL, LEEDS, WEST YORKSHIRE, LS16 6AX | £152,000 | 16/07/2025 | Flat |
| 19 REDESDALE GARDENS, ADEL, LEEDS, WEST YORKSHIRE, LS16 6AT | £162,000 | 27/06/2025 | Flat |
| 5 REDESDALE GARDENS, ADEL, LEEDS, WEST YORKSHIRE, LS16 6AT | £135,000 | 21/12/2023 | Flat |
| 26 NEW ADEL LANE, LEEDS, WEST YORKSHIRE, LS16 6AN | £160,000 | 09/11/2023 | Flat |
| 109 REDESDALE GARDENS, ADEL, LEEDS, WEST YORKSHIRE, LS16 6AY | £117,000 | 27/10/2023 | Flat |
| 389 OTLEY ROAD, LEEDS, WEST YORKSHIRE, LS16 6AL | £144,000 | 05/05/2023 | Flat |
| 7 MAGDALENE CLOSE, LEEDS, WEST YORKSHIRE, LS16 6QJ | £85,000 | 03/01/2023 | Flat |
| 71 REDESDALE GARDENS, ADEL, LEEDS, WEST YORKSHIRE, LS16 6AY | £160,000 | 16/12/2022 | Flat |
| 82 REDESDALE GARDENS, ADEL, LEEDS, WEST YORKSHIRE, LS16 6AU | £170,000 | 14/12/2022 | Flat |
| 377 OTLEY ROAD, LEEDS, WEST YORKSHIRE, LS16 6AL | £128,000 | 05/12/2022 | Flat |
| 60 REDESDALE GARDENS, ADEL, LEEDS, WEST YORKSHIRE, LS16 6AU | £119,000 | 01/12/2022 | Flat |
| 158 REDESDALE GARDENS, ADEL, LEEDS, WEST YORKSHIRE, LS16 6AX | £145,000 | 31/10/2022 | Flat |
| 58 NEW ADEL LANE, LEEDS, WEST YORKSHIRE, LS16 6AN | £135,000 | 23/09/2022 | Flat |
| 99 REDESDALE GARDENS, ADEL, LEEDS, WEST YORKSHIRE, LS16 6AY | £142,600 | 15/09/2022 | Flat |
| 66 NEW ADEL LANE, LEEDS, WEST YORKSHIRE, LS16 6AP | £150,000 | 02/09/2022 | Flat |
| 3 OTTERBURN GARDENS, LEEDS, WEST YORKSHIRE, LS16 6AS | £143,000 | 18/08/2022 | Flat |
| 80 REDESDALE GARDENS, ADEL, LEEDS, WEST YORKSHIRE, LS16 6AU | £112,000 | 17/08/2022 | Flat |

**Area average:** £141,480 (20 sales)

## Capital growth trend

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

- **5y growth:** 11.5%
- **10y growth:** 5.7%

## House Price Index (HM Land Registry)

*Official index for Leeds; Flats and maisonettes series; as of March 2026.*

- **1y growth (index):** -1.9%
- **5y growth (index):** 8.7%
- **10y growth (index):** 40.4%

## 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 End Terrace, Copper Beech Court, LS16 | £1,200/mo | 2 | 1.04 miles | OpenRent |
| 2 Bed Semi-Detached House, Copper Beech Court, LS16 | £2,600/mo | 2 | 1.05 miles | OpenRent |
| 2 Bed Flat, Arncliffe Road, LS16 | £1,295/mo | 2 | 1.2 miles | OpenRent |

**Average rent: £1,698/mo (3 listings)**

## 1% Rule

- **Rent ratio:** 1.35% (strong)
- **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:** 16.2%
- **Cost-to-rent:** 6.2×
- **Monthly cashflow:** £762/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 32.9%

*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 | 74 |
| Shoplifting | 17 |
| Public order | 14 |
| Burglary | 13 |
| Anti-social behaviour | 12 |
| Criminal damage and arson | 12 |
| Other crime | 7 |
| Vehicle crime | 7 |
| Other theft | 6 |
| Drugs | 1 |
| Possession of weapons | 1 |
| **Total incidents** | **164** |

*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 |
|------|------|----------|--------|
| 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 |