Semi-Detached 4 sales on record

32 SUMMERHILL ROAD

GARFORTH, LEEDS, WEST YORKSHIRE, LS25 1AX

£239,750

Location

Map view View on Google Maps View on OpenStreetMap Street View LS25 1AX

Nearby

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

Type	Name	Distance
Bus stop	Barleyhill Road Summerhill Road	0.1 miles
Shop	Nisa Local	0.3 miles
Train station	Garforth	0.7 miles
Hospital	Cancer Genetics Building	5.2 miles
University	Northern Film School	6.3 miles

Property details

Tenure

Freehold

Property type

Semi-detached

Floor area

72 m²

EPC rating

Year built

England and Wales: 1930-1949

Last sold

£239,750 May 2026

Price per m²

£3,330/m²

Local average

£251,937 (91 sales)

Street crime

52 incidents within 1 mile (Aug 2026)

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: B

Inspection date: 24/10/2025

Expiry date: 23/10/2035

Est. upgrade cost to C: £16,500

Recommendations

Floor insulation (suspended floor) (£5,000 - £10,000)
Solar photovoltaic panels, 2.5 kWp (£8,000 - £10,000)

View full EPC on gov.uk

Price history

Event	Date	Price	Type	% change	Today’s value (HPI)	Action
Sold	26/05/2026	£239,750	Semi-detached	+35.1%	£240,408 to July 2026	View transaction
Sold	05/07/2018	£177,500	Semi-detached	+5.7%	£252,649 to July 2026	View transaction
Sold	17/02/2017	£167,995	Semi-detached	+37.7%	£260,797 to July 2026	View transaction
Sold	17/09/2012	£122,000	Semi-detached	—	£229,746 to July 2026	View transaction

Historic listings

Historic listing details will appear here after the next background check. If nothing changes after a few minutes, try refreshing the page.

Sold comparables

Same street and nearby sales within 0.25 miles (last 5 years). Land Registry Price Paid Data.

Address	Price	Date	Type
27D BARLEYHILL ROAD, GARFORTH, LEEDS, WEST YORKSHIRE, LS25 1DX	£335,000	05/05/2026	Semi-detached
2 SUMMERHILL GROVE, GARFORTH, LEEDS, WEST YORKSHIRE, LS25 1AY	£235,000	05/12/2025	Semi-detached
22 SUMMERHILL ROAD, GARFORTH, LEEDS, WEST YORKSHIRE, LS25 1AX	£415,000	08/08/2025	Semi-detached
14 KNIGHTSWAY, GARFORTH, LEEDS, WEST YORKSHIRE, LS25 1BG	£212,000	15/04/2025	Semi-detached
56 POPLAR AVENUE, GARFORTH, LEEDS, WEST YORKSHIRE, LS25 1BE	£196,000	11/04/2025	Semi-detached
21 KNIGHTSWAY, GARFORTH, LEEDS, WEST YORKSHIRE, LS25 1BG	£240,000	27/02/2025	Semi-detached
21 KNIGHTSWAY, GARFORTH, LEEDS, WEST YORKSHIRE, LS25 1BG	£240,000	27/02/2025	Semi-detached
28 ALANDALE ROAD, GARFORTH, LEEDS, WEST YORKSHIRE, LS25 1DN	£190,000	25/02/2025	Semi-detached
42 SUMMERHILL ROAD, GARFORTH, LEEDS, WEST YORKSHIRE, LS25 1AX	£300,000	23/08/2024	Semi-detached
2 ALANDALE CRESCENT, GARFORTH, LEEDS, WEST YORKSHIRE, LS25 1DH	£302,000	14/12/2023	Semi-detached
7 WESTBOURNE GROVE, GARFORTH, LEEDS, WEST YORKSHIRE, LS25 1DF	£235,000	17/10/2023	Semi-detached
21 WESTBOURNE DRIVE, GARFORTH, LEEDS, WEST YORKSHIRE, LS25 1BT	£255,000	28/07/2023	Semi-detached
6 QUEENSWAY, GARFORTH, LEEDS, WEST YORKSHIRE, LS25 1AZ	£210,000	27/07/2023	Semi-detached
21 ALANDALE ROAD, GARFORTH, LEEDS, WEST YORKSHIRE, LS25 1DN	£250,000	30/06/2023	Semi-detached
9 BARLEY FIELDS CLOSE, GARFORTH, LEEDS, WEST YORKSHIRE, LS25 1DT	£277,000	22/06/2023	Semi-detached
17 QUEENSWAY, GARFORTH, LEEDS, WEST YORKSHIRE, LS25 1AZ	£230,000	01/06/2023	Semi-detached
23 KINGSWAY, GARFORTH, LEEDS, WEST YORKSHIRE, LS25 1BW	£200,000	22/12/2022	Semi-detached
12 LIDGETT COURT, GARFORTH, LEEDS, WEST YORKSHIRE, LS25 1LG	£220,000	13/12/2022	Semi-detached
29 KINGSWAY, GARFORTH, LEEDS, WEST YORKSHIRE, LS25 1BW	£305,000	24/11/2022	Semi-detached
86 BARLEYHILL ROAD, GARFORTH, LEEDS, WEST YORKSHIRE, LS25 1AU	£290,000	18/11/2022	Semi-detached

Area average: £256,850 (20 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 24.5%

10y growth 39.3%

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

1y (index) 4.7%

5y (index) 23.6%

10y (index) 55.5%

Rental Range

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

Low £1,033/mo

Realistic £1,148/mo

Optimistic £1,263/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. 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 Terraced House, Middle Row, LS15	£1,050/mo	2	0.99 miles	OpenRent

Average rent: £1,050/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.44%

Max investor price (0.8%) £131,250

Target investor price (1%) £105,000

Gross yield 5.3%

Cost-to-rent ratio 19×

Monthly cashflow £-24/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -0.4%

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

Job (default Low)

Registered land (INSPIRE)

INSPIRE registered land data is not available for this location yet.

Street-level crime

Category	Count
Violence and sexual offences	24
Anti-social behaviour	8
Criminal damage and arson	4
Other theft	4
Drugs	3
Other crime	2
Public order	2
Theft from the person	2
Burglary	1
Shoplifting	1
Vehicle crime	1
Total incidents	52

Within 1 mile during Aug 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
Strawberry Fields Primary School	Primary	0.2 miles	Good — 18 Feb 2015
Garforth Academy	Secondary	0.4 miles	— (Inspected (no overall grade))
St Benedict's Catholic Primary School	Primary	0.6 miles	Good — 15 Jan 2023
Ninelands Primary School	Primary	0.8 miles	Good — 14 Jan 2013
Kippax North Primary School	Primary	1.1 miles	Good — 9 Jul 2024

FENSA

FENSA certificate details will appear here after the next background check. If nothing changes after a few minutes, try refreshing the page.

# 32 SUMMERHILL ROAD, GARFORTH, LEEDS, WEST YORKSHIRE, LS25 1AX

## Property details

- Slug: `f8a1083` (address key hash: `f8a1083360280c8060df3587e5a8560bb762dd0f`)
- Postcode: LS25 1AX
- Transactions on record: 4

- Tenure: Freehold
- Property type: Semi-detached
- Floor area: 72 m²
- EPC rating: C
- Year built: England and Wales: 1930-1949
- Last sold: £239,750 May 2026
- Price per m²: £3,330/m²
- Local average: £251,937 (91 sales)
- Street crime: 52 incidents within 1 mile (Aug 2026)

## Latest sale

- Price: £239,750
- Date: 2026-05-26
- Type: S
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 23/10/2035
- **Est. upgrade cost to C:** £16,500

### Recommendations
- W1 (£5,000 - £10,000)
- U (£8,000 - £10,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2117-1211-1654-0103-7732)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-05-26 | £239,750 | Semi-detached | +35.1% | £240,408 (to July 2026) | [View](http://87.117.209.195:8080/house-prices/559c5ad5-c2a1-afe3-e063-4804a8c004a4) |
| Sold | 2018-07-05 | £177,500 | Semi-detached | +5.7% | £252,649 (to July 2026) | [View](http://87.117.209.195:8080/house-prices/75050a85-ee33-9a88-e053-6b04a8c02390) |
| Sold | 2017-02-17 | £167,995 | Semi-detached | +37.7% | £260,797 (to July 2026) | [View](http://87.117.209.195:8080/house-prices/4c4ee000-2569-1854-e050-a8c063054f34) |
| Sold | 2012-09-17 | £122,000 | Semi-detached | — | £229,746 (to July 2026) | [View](http://87.117.209.195:8080/house-prices/4b0cfc8d-670f-4ff0-bb9f-b5e2ae48e943) |

*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 |
|---------|-------|------|------|
| 32 SUMMERHILL ROAD, GARFORTH, LEEDS, WEST YORKSHIRE, LS25 1AX | £239,750 | 26/05/2026 | Semi-detached |
| 32 SUMMERHILL ROAD, GARFORTH, LEEDS, WEST YORKSHIRE, LS25 1AX | £177,500 | 05/07/2018 | Semi-detached |
| 32 SUMMERHILL ROAD, GARFORTH, LEEDS, WEST YORKSHIRE, LS25 1AX | £167,995 | 17/02/2017 | Semi-detached |
| 32 SUMMERHILL ROAD, GARFORTH, LEEDS, WEST YORKSHIRE, LS25 1AX | £122,000 | 17/09/2012 | 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 |
|---------|-------|------|------|
| 27D BARLEYHILL ROAD, GARFORTH, LEEDS, WEST YORKSHIRE, LS25 1DX | £335,000 | 05/05/2026 | Semi-detached |
| 2 SUMMERHILL GROVE, GARFORTH, LEEDS, WEST YORKSHIRE, LS25 1AY | £235,000 | 05/12/2025 | Semi-detached |
| 22 SUMMERHILL ROAD, GARFORTH, LEEDS, WEST YORKSHIRE, LS25 1AX | £415,000 | 08/08/2025 | Semi-detached |
| 14 KNIGHTSWAY, GARFORTH, LEEDS, WEST YORKSHIRE, LS25 1BG | £212,000 | 15/04/2025 | Semi-detached |
| 56 POPLAR AVENUE, GARFORTH, LEEDS, WEST YORKSHIRE, LS25 1BE | £196,000 | 11/04/2025 | Semi-detached |
| 21 KNIGHTSWAY, GARFORTH, LEEDS, WEST YORKSHIRE, LS25 1BG | £240,000 | 27/02/2025 | Semi-detached |
| 21 KNIGHTSWAY, GARFORTH, LEEDS, WEST YORKSHIRE, LS25 1BG | £240,000 | 27/02/2025 | Semi-detached |
| 28 ALANDALE ROAD, GARFORTH, LEEDS, WEST YORKSHIRE, LS25 1DN | £190,000 | 25/02/2025 | Semi-detached |
| 42 SUMMERHILL ROAD, GARFORTH, LEEDS, WEST YORKSHIRE, LS25 1AX | £300,000 | 23/08/2024 | Semi-detached |
| 2 ALANDALE CRESCENT, GARFORTH, LEEDS, WEST YORKSHIRE, LS25 1DH | £302,000 | 14/12/2023 | Semi-detached |
| 7 WESTBOURNE GROVE, GARFORTH, LEEDS, WEST YORKSHIRE, LS25 1DF | £235,000 | 17/10/2023 | Semi-detached |
| 21 WESTBOURNE DRIVE, GARFORTH, LEEDS, WEST YORKSHIRE, LS25 1BT | £255,000 | 28/07/2023 | Semi-detached |
| 6 QUEENSWAY, GARFORTH, LEEDS, WEST YORKSHIRE, LS25 1AZ | £210,000 | 27/07/2023 | Semi-detached |
| 21 ALANDALE ROAD, GARFORTH, LEEDS, WEST YORKSHIRE, LS25 1DN | £250,000 | 30/06/2023 | Semi-detached |
| 9 BARLEY FIELDS CLOSE, GARFORTH, LEEDS, WEST YORKSHIRE, LS25 1DT | £277,000 | 22/06/2023 | Semi-detached |
| 17 QUEENSWAY, GARFORTH, LEEDS, WEST YORKSHIRE, LS25 1AZ | £230,000 | 01/06/2023 | Semi-detached |
| 23 KINGSWAY, GARFORTH, LEEDS, WEST YORKSHIRE, LS25 1BW | £200,000 | 22/12/2022 | Semi-detached |
| 12 LIDGETT COURT, GARFORTH, LEEDS, WEST YORKSHIRE, LS25 1LG | £220,000 | 13/12/2022 | Semi-detached |
| 29 KINGSWAY, GARFORTH, LEEDS, WEST YORKSHIRE, LS25 1BW | £305,000 | 24/11/2022 | Semi-detached |
| 86 BARLEYHILL ROAD, GARFORTH, LEEDS, WEST YORKSHIRE, LS25 1AU | £290,000 | 18/11/2022 | Semi-detached |

**Area average:** £256,850 (20 sales)

## Capital growth trend

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

- **5y growth:** 24.5%
- **10y growth:** 39.3%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 4.7%
- **5y growth (index):** 23.6%
- **10y growth (index):** 55.5%

## Rental Range

*ONS Price Index of Private Rents (Leeds). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £1,033/mo
- **Realistic:** £1,148/mo
- **Optimistic:** £1,263/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 Terraced House, Middle Row, LS15 | £1,050/mo | 2 | 0.99 miles | OpenRent |

**Average rent: £1,050/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.44% (weak for cashflow)
- **Max investor price (0.8%):** £131,250
- **Target investor price (1%):** £105,000

*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 £1,050/mo).*

- **Gross yield:** 5.3%
- **Cost-to-rent:** 19×
- **Monthly cashflow:** £-24/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -0.4%

*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:** Job (default Low)

[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 | 24 |
| Anti-social behaviour | 8 |
| Criminal damage and arson | 4 |
| Other theft | 4 |
| Drugs | 3 |
| Other crime | 2 |
| Public order | 2 |
| Theft from the person | 2 |
| Burglary | 1 |
| Shoplifting | 1 |
| Vehicle crime | 1 |
| **Total incidents** | **52** |

*Within 1 mile during Aug 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 |
|------|------|----------|--------|
| Strawberry Fields Primary School | Primary | 0.2 miles | Good — 18 Feb 2015 |
| Garforth Academy | Secondary | 0.4 miles | — (Inspected (no overall grade)) |
| St Benedict's Catholic Primary School | Primary | 0.6 miles | Good — 15 Jan 2023 |
| Ninelands Primary School | Primary | 0.8 miles | Good — 14 Jan 2013 |
| Kippax North Primary School | Primary | 1.1 miles | Good — 9 Jul 2024 |