# 105 REDESDALE GARDENS, LEEDS, WEST YORKSHIRE, LS16 6AY

## Property details

- Slug: `f00090b` (address key hash: `f00090b94705bbbc8e23c6feb1d207d0946e683b`)
- Postcode: LS16 6AY
- Transactions on record: 1

- Tenure: Leasehold
- Property type: Semi-detached
- Bedrooms (EPC estimate): 1
- Floor area: 66 m²
- EPC rating: C
- Year built: England and Wales: 1950-1966
- Last sold: £47,750 Feb 2000
- Price per m²: £723/m²
- Local average: £285,706 (61 sales)
- Street crime: 171 incidents within 1 mile (Mar 2026)

## Latest sale

- Price: £47,750
- Date: 2000-02-15
- Type: S
- Tenure: L

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** C
- **Current heating cost:** £414/year
- **Est. upgrade cost to C:** £1,000

### Recommendations
- B (£500 - £1,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0994-0207-8402-6718-2104)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2000-02-15 | £47,750 | Semi-detached | — | £224,010 (to February 2026) | [View](http://87.117.209.195:8080/house-prices/5b7b5b65-f155-4b32-8349-5f2e471c64f1) |

*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 |
|---------|-------|------|------|
| 105 REDESDALE GARDENS, LEEDS, WEST YORKSHIRE, LS16 6AY | £47,750 | 15/02/2000 | 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 |
|---------|-------|------|------|
| 95 REDESDALE GARDENS, ADEL, LEEDS, WEST YORKSHIRE, LS16 6AY | £140,000 | 23/03/2026 | Semi-detached |
| 48 THE DRIVE, ADEL, LEEDS, WEST YORKSHIRE, LS16 6BQ | £385,000 | 19/12/2025 | 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:** £337,176 (17 sales)

## Capital growth trend

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

- **5y growth:** 7.7%
- **10y growth:** 25%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 3.8%
- **5y growth (index):** 23.2%
- **10y growth (index):** 59.1%

## 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 in the area (all bedroom counts shown — none matched the 1-bedroom EPC estimate). 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:** 2.71% (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:** 32.5%
- **Cost-to-rent:** 3.1×
- **Monthly cashflow:** £952/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 82.5%

*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 | 89 |
| Anti-social behaviour | 17 |
| Criminal damage and arson | 15 |
| Shoplifting | 13 |
| Vehicle crime | 10 |
| Burglary | 6 |
| Public order | 6 |
| Drugs | 5 |
| Other crime | 4 |
| Other theft | 2 |
| Robbery | 2 |
| Theft from the person | 2 |
| **Total incidents** | **171** |

*Within 1 mile during Mar 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 |