Semi-Detached

12 WESTBOURNE GROVE

OTLEY, LEEDS, WEST YORKSHIRE, LS21 3LJ

£120,000

Location

Map view View on Google Maps View on OpenStreetMap Street View LS21 3LJ

Nearby

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

Type	Name	Distance
Bus stop	Westbourne Grove Bradford Road	0.0 miles
Shop	JT Atkinson Builders Merchant	0.1 miles
Train station	Menston	1.2 miles
University	Leeds Trinity University	4.5 miles
Hospital	Eccleshill NHS Treatment Centre	5.3 miles

Property details

Tenure

Freehold

Property type

Semi-detached

Floor area

72 m²

EPC rating

Year built

England and Wales: 1900-1929

Last sold

£120,000 Oct 2013

Price per m²

£1,667/m²

Local average

£363,129 (15 sales)

Street crime

49 incidents within 1 mile (Apr 2026)

EPC Rating & Upgrade Cost

This certificate expired on 17/11/2024. A new EPC may be required before the property can be marketed or let.

Current rating: D

Potential rating: B

Inspection date: 18/11/2014

Expiry date: 17/11/2024 (expired)

Current heating cost: £690/year

Potential heating cost: £509/year

Est. upgrade cost to C: £13,520

EPC D or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

Cavity wall insulation (£500 - £1,500)
Floor insulation (suspended floor) (£800 - £1,200)
Low energy lighting for all fixed outlets (£20)
Solar water heating (£4,000 - £6,000)
Solar photovoltaic panels, 2.5 kWp (£5,000 - £8,000)

View full EPC on gov.uk

Price history

Event	Date	Price	Type	% change	Today’s value (HPI)	Action
Sold	21/10/2013	£120,000	Semi-detached	—	£224,948 to April 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
36 WESTBOURNE GROVE, OTLEY, LEEDS, WEST YORKSHIRE, LS21 3LJ	£315,000	27/03/2026	Semi-detached
28 WEST BUSK LANE, OTLEY, LEEDS, WEST YORKSHIRE, LS21 3LW	£350,000	05/12/2025	Semi-detached
39 KINEHOLME DRIVE, OTLEY, LEEDS, WEST YORKSHIRE, LS21 3LX	£390,000	03/11/2025	Semi-detached
56 WEST BUSK LANE, OTLEY, LEEDS, WEST YORKSHIRE, LS21 3LW	£270,000	18/12/2023	Semi-detached
143 BRADFORD ROAD, OTLEY, LEEDS, WEST YORKSHIRE, LS21 3LH	£220,000	24/07/2023	Semi-detached
15 WEST BUSK LANE, OTLEY, LEEDS, WEST YORKSHIRE, LS21 3LW	£297,000	09/06/2023	Semi-detached
32 DUNCAN AVENUE, OTLEY, LEEDS, WEST YORKSHIRE, LS21 3LN	£405,000	24/04/2023	Semi-detached
98 BRADFORD ROAD, OTLEY, LEEDS, WEST YORKSHIRE, LS21 3LE	£335,000	22/12/2022	Semi-detached
45 CAXTON ROAD, OTLEY, LEEDS, WEST YORKSHIRE, LS21 3LL	£240,000	07/11/2022	Semi-detached
14 DUNCAN AVENUE, OTLEY, LEEDS, WEST YORKSHIRE, LS21 3LN	£252,000	04/11/2022	Semi-detached
21 WESTBOURNE CLOSE, OTLEY, LEEDS, WEST YORKSHIRE, LS21 3LG	£365,000	11/10/2022	Semi-detached
MOOR VIEW BRADFORD ROAD, OTLEY, LEEDS, WEST YORKSHIRE, LS21 3LH	£385,000	29/07/2022	Semi-detached
92 BRADFORD ROAD, OTLEY, LEEDS, WEST YORKSHIRE, LS21 3LE	£250,000	27/06/2022	Semi-detached
145 BRADFORD ROAD, OTLEY, LEEDS, WEST YORKSHIRE, LS21 3LH	£237,000	28/01/2022	Semi-detached
14 DUNCAN AVENUE, OTLEY, LEEDS, WEST YORKSHIRE, LS21 3LN	£215,000	14/01/2022	Semi-detached
123 BRADFORD ROAD, OTLEY, LEEDS, WEST YORKSHIRE, LS21 3LH	£360,000	01/12/2021	Semi-detached
13 WESTBOURNE GROVE, OTLEY, LEEDS, WEST YORKSHIRE, LS21 3LJ	£175,000	29/09/2021	Semi-detached
1 WESTBOURNE CLOSE, OTLEY, LEEDS, WEST YORKSHIRE, LS21 3LG	£460,000	29/09/2021	Semi-detached
3 CAXTON ROAD, OTLEY, LEEDS, WEST YORKSHIRE, LS21 3LL	£268,050	28/09/2021	Semi-detached

Area average: £304,687 (19 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 32.6%

10y growth 63.4%

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 £1,021/mo

Realistic £1,134/mo

Optimistic £1,247/mo

Based on Local Authority from postcode lookup → Leeds.

LHA (30th percentile) 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
3 Bed Terraced House, Newall Avenue, LS21	£2,500/mo	3	0.88 miles	OpenRent

Average rent: £2,500/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 2.08%

Max investor price (0.8%) £312,500

Target investor price (1%) £250,000

Gross yield 25%

Cost-to-rent ratio 4×

Monthly cashflow £1,752/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 60.4%

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	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. Data from Get Information about Schools and Ofsted.

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

FENSA

Window and door installation certificates found for this address.

Issued	Work completed	Windows	Doors
11/09/2022	01/09/2022	11	1
03/02/2015	23/01/2015	—	1
21/11/2003	18/09/2003	3	—

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

## Property details

- Slug: `f79deba` (address key hash: `f79deba5197c741edcb9a87d59ad695da6374f8f`)
- Postcode: LS21 3LJ
- Transactions on record: 1

- Tenure: Freehold
- Property type: Semi-detached
- Floor area: 72 m²
- EPC rating: D
- Year built: England and Wales: 1900-1929
- Last sold: £120,000 Oct 2013
- Price per m²: £1,667/m²
- Local average: £363,129 (15 sales)
- Street crime: 49 incidents within 1 mile (Apr 2026)

## Latest sale

- Price: £120,000
- Date: 2013-10-21
- Type: S
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Expiry date:** 17/11/2024 — **EXPIRED** (no longer valid for marketing or letting)
- **Current heating cost:** £690/year
- **Est. upgrade cost to C:** £13,520

### Recommendations
- B (£500 - £1,500)
- W1 (£800 - £1,200)
- E (£20)
- N (£4,000 - £6,000)
- U (£5,000 - £8,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9301-2838-7092-9694-8741)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2013-10-21 | £120,000 | Semi-detached | — | £224,948 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/bb1cfb6c-f44d-41ee-a4bb-3c3c2442f914) |

*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 |
|---------|-------|------|------|
| 12 WESTBOURNE GROVE, OTLEY, LEEDS, WEST YORKSHIRE, LS21 3LJ | £120,000 | 21/10/2013 | 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 |
|---------|-------|------|------|
| 36 WESTBOURNE GROVE, OTLEY, LEEDS, WEST YORKSHIRE, LS21 3LJ | £315,000 | 27/03/2026 | Semi-detached |
| 28 WEST BUSK LANE, OTLEY, LEEDS, WEST YORKSHIRE, LS21 3LW | £350,000 | 05/12/2025 | Semi-detached |
| 39 KINEHOLME DRIVE, OTLEY, LEEDS, WEST YORKSHIRE, LS21 3LX | £390,000 | 03/11/2025 | Semi-detached |
| 56 WEST BUSK LANE, OTLEY, LEEDS, WEST YORKSHIRE, LS21 3LW | £270,000 | 18/12/2023 | Semi-detached |
| 143 BRADFORD ROAD, OTLEY, LEEDS, WEST YORKSHIRE, LS21 3LH | £220,000 | 24/07/2023 | Semi-detached |
| 15 WEST BUSK LANE, OTLEY, LEEDS, WEST YORKSHIRE, LS21 3LW | £297,000 | 09/06/2023 | Semi-detached |
| 32 DUNCAN AVENUE, OTLEY, LEEDS, WEST YORKSHIRE, LS21 3LN | £405,000 | 24/04/2023 | Semi-detached |
| 98 BRADFORD ROAD, OTLEY, LEEDS, WEST YORKSHIRE, LS21 3LE | £335,000 | 22/12/2022 | Semi-detached |
| 45 CAXTON ROAD, OTLEY, LEEDS, WEST YORKSHIRE, LS21 3LL | £240,000 | 07/11/2022 | Semi-detached |
| 14 DUNCAN AVENUE, OTLEY, LEEDS, WEST YORKSHIRE, LS21 3LN | £252,000 | 04/11/2022 | Semi-detached |
| 21 WESTBOURNE CLOSE, OTLEY, LEEDS, WEST YORKSHIRE, LS21 3LG | £365,000 | 11/10/2022 | Semi-detached |
| MOOR VIEW BRADFORD ROAD, OTLEY, LEEDS, WEST YORKSHIRE, LS21 3LH | £385,000 | 29/07/2022 | Semi-detached |
| 92 BRADFORD ROAD, OTLEY, LEEDS, WEST YORKSHIRE, LS21 3LE | £250,000 | 27/06/2022 | Semi-detached |
| 145 BRADFORD ROAD, OTLEY, LEEDS, WEST YORKSHIRE, LS21 3LH | £237,000 | 28/01/2022 | Semi-detached |
| 14 DUNCAN AVENUE, OTLEY, LEEDS, WEST YORKSHIRE, LS21 3LN | £215,000 | 14/01/2022 | Semi-detached |
| 123 BRADFORD ROAD, OTLEY, LEEDS, WEST YORKSHIRE, LS21 3LH | £360,000 | 01/12/2021 | Semi-detached |
| 13 WESTBOURNE GROVE, OTLEY, LEEDS, WEST YORKSHIRE, LS21 3LJ | £175,000 | 29/09/2021 | Semi-detached |
| 1 WESTBOURNE CLOSE, OTLEY, LEEDS, WEST YORKSHIRE, LS21 3LG | £460,000 | 29/09/2021 | Semi-detached |
| 3 CAXTON ROAD, OTLEY, LEEDS, WEST YORKSHIRE, LS21 3LL | £268,050 | 28/09/2021 | Semi-detached |

**Area average:** £304,687 (19 sales)

## Capital growth trend

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

- **5y growth:** 32.6%
- **10y growth:** 63.4%

## 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:** £1,021/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 |
|------|------|------|------|------|
| 3 Bed Terraced House, Newall Avenue, LS21 | £2,500/mo | 3 | 0.88 miles | OpenRent |

**Average rent: £2,500/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 2.08% (strong)
- **Max investor price (0.8%):** £312,500
- **Target investor price (1%):** £250,000

*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 £2,500/mo).*

- **Gross yield:** 25%
- **Cost-to-rent:** 4×
- **Monthly cashflow:** £1,752/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 60.4%

*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 | 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 |

## FENSA Certificates

This property has 3 FENSA certificate(s) on record.

### FENSA Certificate #15385482
- **Address:** 12 Westbourne Grove, OTLEY, LS21 3LJ
- **Certificate Issued:** 11/09/2022
- **Work Completed:** 01/09/2022
- **Items:** 11 window(s), 1 door(s)

### FENSA Certificate #10788450
- **Address:** 12 Westbourne Grove, Otley, LS21 3LJ
- **Certificate Issued:** 03/02/2015
- **Work Completed:** 23/01/2015
- **Items:** 1 door(s)

### FENSA Certificate #1166572
- **Address:** 12 Westbourne Grove, Otley, LS21 3LJ
- **Certificate Issued:** 21/11/2003
- **Work Completed:** 18/09/2003
- **Items:** 3 window(s)