Sold STC Flat

FLAT 8

BONAIRE, GOTTS ROAD, LEEDS, WEST YORKSHIRE LS12 1DL

1 beds 1 baths 549 sq ft Listed 6 Jan 2022 (-1598d)

£135,000

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Reduced on 23 Feb 2022

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# 1 bedroom apartment for sale (LS12 1DL)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT 8, BONAIRE, GOTTS ROAD, LEEDS, WEST YORKSHIRE LS12 1DL |
| Price | £135,000 |
| Bedrooms | 1 |
| Bathrooms | 1 |
| Construction age | England and Wales: 2003-2006 |
| Floor area | 51 m² |
| Last sold | £135,000 Oct 2022 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Current heating cost:** £151/year

### Recommendations
- E (40)
- L2 (1,200)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0458-6046-6268-6401-9970)

## Description

**** **** Extremely well presented and spacious one bedroom apartment available in City Island. The apartment is a great size with open plan living area, balcony overlooking the communal gardens and large double bedroom. City Island is a popular development located along the River Aire, just a short walk to the Train Station and City shops.

**HALLWAY** **** Hallway with storage cupboard housing the boiler. Access to all rooms.

**KITCHEN** **** Open plan L shaped Kitchen with white gloss units, integrated washer / dryer, electric oven and 4 ring electric hob. Freestanding fridge / freezer.

**LIVING** **ROOM** **** Spacious living room with wooden flooring and patio doors lead to the balcony.

**BEDROOM** **** Large double bedroom with double glazed window and TV point.

**BATHROOM** **** The bathroom is part tiled with shower over the bath, W.C., hand basin and heated towel rail.

**BALCONY** **** The balcony is accessed from the living room and over looks the communal gardens.

**LEASEHOLD** **** Lease 999 years from 2003

Ground rent and service charge available on request.

## Property Photos

- ![Photo](/listings/photos/118412516/458954)
- ![Photo](/listings/photos/118412516/458957)
- ![Photo](/listings/photos/118412516/458960)
- ![Photo](/listings/photos/118412516/458963)
- ![Photo](/listings/photos/118412516/458966)
- ![Photo](/listings/photos/118412516/458969)
- ![Photo](/listings/photos/118412516/458975)
- ![Photo](/listings/photos/118412516/458980)

## Floorplans

- ![Floorplan 1](/listings/photos/118412516/458982) - Floorplan 1

## EPC Graphs

- ![EPC 1](/listings/photos/118412516/458984) - EPC 1

## Sales History

*Recorded sales for this property. Data from Land Registry Price Paid.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| BONAIRE FLAT 8 GOTTS ROAD, LEEDS, WEST YORKSHIRE, LS12 1DL | £135,000 | 05/10/2022 | Flat |
| BONAIRE FLAT 8 GOTTS ROAD, LEEDS, WEST YORKSHIRE, LS12 1DL | £127,500 | 18/09/2019 | 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 |
|---------|-------|------|------|
| FAROE FLAT 23 GOTTS ROAD, LEEDS, WEST YORKSHIRE, LS12 1DF | £143,000 | 16/01/2026 | Flat |
| FAROE FLAT 7 GOTTS ROAD, LEEDS, WEST YORKSHIRE, LS12 1DF | £145,000 | 12/12/2025 | Flat |
| SANTORINI FLAT 82 GOTTS ROAD, LEEDS, WEST YORKSHIRE, LS12 1DP | £180,000 | 09/12/2025 | Flat |
| WESTRAY FLAT 9 GOTTS ROAD, LEEDS, WEST YORKSHIRE, LS12 1DJ | £205,000 | 27/11/2025 | Flat |
| SANTORINI FLAT 71 GOTTS ROAD, LEEDS, WEST YORKSHIRE, LS12 1DP | £240,000 | 25/11/2025 | Flat |
| WESTRAY FLAT 29 GOTTS ROAD, LEEDS, WEST YORKSHIRE, LS12 1DJ | £275,000 | 13/06/2025 | Flat |
| CATALINA FLAT 46 GOTTS ROAD, LEEDS, WEST YORKSHIRE, LS12 1DH | £180,000 | 21/02/2025 | Flat |
| BONAIRE FLAT 3 GOTTS ROAD, LEEDS, WEST YORKSHIRE, LS12 1DL | £188,000 | 10/09/2024 | Flat |
| BONAIRE FLAT 13 GOTTS ROAD, LEEDS, WEST YORKSHIRE, LS12 1DL | £171,000 | 11/12/2023 | Flat |
| FAROE FLAT 79 GOTTS ROAD, LEEDS, WEST YORKSHIRE, LS12 1DF | £300,000 | 29/09/2023 | Flat |
| FAROE FLAT 57 GOTTS ROAD, LEEDS, WEST YORKSHIRE, LS12 1DF | £188,000 | 25/08/2023 | Flat |
| ELBA FLAT 17 GOTTS ROAD, LEEDS, WEST YORKSHIRE, LS12 1DD | £242,000 | 31/07/2023 | Flat |
| SANTORINI FLAT 4 GOTTS ROAD, LEEDS, WEST YORKSHIRE, LS12 1DP | £158,000 | 20/07/2023 | Flat |
| ELBA FLAT 10 GOTTS ROAD, LEEDS, WEST YORKSHIRE, LS12 1DD | £140,000 | 06/04/2023 | Flat |
| WESTRAY FLAT 10 GOTTS ROAD, LEEDS, WEST YORKSHIRE, LS12 1DJ | £194,500 | 31/03/2023 | Flat |
| BONAIRE FLAT 4 GOTTS ROAD, LEEDS, WEST YORKSHIRE, LS12 1DL | £135,000 | 28/02/2023 | Flat |
| SANTORINI FLAT 84 GOTTS ROAD, LEEDS, WEST YORKSHIRE, LS12 1DP | £170,000 | 19/12/2022 | Flat |
| CATALINA FLAT 55 GOTTS ROAD, LEEDS, WEST YORKSHIRE, LS12 1DH | £240,000 | 02/12/2022 | Flat |
| SANTORINI FLAT 30 GOTTS ROAD, LEEDS, WEST YORKSHIRE, LS12 1DP | £188,000 | 25/11/2022 | Flat |
| BONAIRE FLAT 10 GOTTS ROAD, LEEDS, WEST YORKSHIRE, LS12 1DL | £165,000 | 25/11/2022 | Flat |

**Area average:** £192,375 (20 sales)

## Price vs local average

*Outcode + property type (HousePrices, last 2 years).*

- **Local average:** £250,399 (59 Flat, LS12, 2024–2026)
- **Deviation:** -46.1%

## 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).*

- **LHA floor (this property size):** £673/mo

## 1% Rule

- **Rent ratio:** 0.84% (okay)
- **Max investor price (0.8%):** £141,625
- **Target investor price (1%):** £113,300

*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 Area rent estimate.*

## Price per Square Metre

- **£/m²:** £2,647/m²

## Capital growth trend

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

- **5y growth:** -8.6%
- **10y growth:** -11%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** -0.2%
- **5y growth (index):** 10.6%
- **10y growth (index):** 38.5%

## 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)

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Property details

Tenure

LEASEHOLD

Floor area

51 m²

EPC rating

Year built

England and Wales: 2003-2006

Last sold

£135,000 Oct 2022

Price per m²

£2,647/m²

Local average

£250,399 (-46.1%)

Deprivation

Decile 2 (6,531 of 33,755)

Street crime

1407 incidents within 1 mile (Mar 2026)

Key features

Spacious one bedroom apartment
Balcony overlooking the communal grounds
Well presented throughout
Council tax band C
EPC rating C
On site management suite
Leasehold 999 years from 2003
Potential rental £750 pcm

Additional details

Garden: Yes

Description

** Extremely well presented and spacious one bedroom apartment available in City Island. The apartment is a great size with open plan living area, balcony overlooking the communal gardens and large double bedroom. City Island is a popular development located along the River Aire, just a short walk to the Train Station and City shops.

HALLWAY Hallway with storage cupboard housing the boiler. Access to all rooms.

KITCHEN Open plan L shaped Kitchen with white gloss units, integrated washer / dryer, electric oven and 4 ring electric hob. Freestanding fridge / freezer.

LIVING ROOM Spacious living room with wooden flooring and patio doors lead to the balcony.

BEDROOM Large double bedroom with double glazed window and TV point.

BATHROOM The bathroom is part tiled with shower over the bath, W.C., hand basin and heated towel rail.

BALCONY The balcony is accessed from the living room and over looks the communal gardens.

LEASEHOLD ** Lease 999 years from 2003
Ground rent and service charge available on request.

Listed by

Leeds City

The Property Franchise Group

Reference: 118412516

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: B

Inspection date: 05/08/2019

Current heating cost: £151/year

Potential heating cost: £112/year

Recommendations

Low energy lighting for all fixed outlets (40)
High heat retention storage heaters (1,200)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

EPC Graphs

EPC 1

Price history

6% since 2019

Event	Date	Price	% change
Sold	05/10/2022 (3 years ago)	£135,000	+5.9%
Sold	18/09/2019 (6 years ago)	£127,500	—

Source: HM Land Registry Price Paid Data. Crown copyright.

Sold Comparables

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

Address	Price	Date	Type
FAROE FLAT 23 GOTTS ROAD, LEEDS, WEST YORKSHIRE, LS12 1DF	£143,000	16/01/2026	Flat
FAROE FLAT 7 GOTTS ROAD, LEEDS, WEST YORKSHIRE, LS12 1DF	£145,000	12/12/2025	Flat
SANTORINI FLAT 82 GOTTS ROAD, LEEDS, WEST YORKSHIRE, LS12 1DP	£180,000	09/12/2025	Flat
WESTRAY FLAT 9 GOTTS ROAD, LEEDS, WEST YORKSHIRE, LS12 1DJ	£205,000	27/11/2025	Flat
SANTORINI FLAT 71 GOTTS ROAD, LEEDS, WEST YORKSHIRE, LS12 1DP	£240,000	25/11/2025	Flat
WESTRAY FLAT 29 GOTTS ROAD, LEEDS, WEST YORKSHIRE, LS12 1DJ	£275,000	13/06/2025	Flat
CATALINA FLAT 46 GOTTS ROAD, LEEDS, WEST YORKSHIRE, LS12 1DH	£180,000	21/02/2025	Flat
BONAIRE FLAT 3 GOTTS ROAD, LEEDS, WEST YORKSHIRE, LS12 1DL	£188,000	10/09/2024	Flat
BONAIRE FLAT 13 GOTTS ROAD, LEEDS, WEST YORKSHIRE, LS12 1DL	£171,000	11/12/2023	Flat
FAROE FLAT 79 GOTTS ROAD, LEEDS, WEST YORKSHIRE, LS12 1DF	£300,000	29/09/2023	Flat
FAROE FLAT 57 GOTTS ROAD, LEEDS, WEST YORKSHIRE, LS12 1DF	£188,000	25/08/2023	Flat
ELBA FLAT 17 GOTTS ROAD, LEEDS, WEST YORKSHIRE, LS12 1DD	£242,000	31/07/2023	Flat
SANTORINI FLAT 4 GOTTS ROAD, LEEDS, WEST YORKSHIRE, LS12 1DP	£158,000	20/07/2023	Flat
ELBA FLAT 10 GOTTS ROAD, LEEDS, WEST YORKSHIRE, LS12 1DD	£140,000	06/04/2023	Flat
WESTRAY FLAT 10 GOTTS ROAD, LEEDS, WEST YORKSHIRE, LS12 1DJ	£194,500	31/03/2023	Flat
BONAIRE FLAT 4 GOTTS ROAD, LEEDS, WEST YORKSHIRE, LS12 1DL	£135,000	28/02/2023	Flat
SANTORINI FLAT 84 GOTTS ROAD, LEEDS, WEST YORKSHIRE, LS12 1DP	£170,000	19/12/2022	Flat
CATALINA FLAT 55 GOTTS ROAD, LEEDS, WEST YORKSHIRE, LS12 1DH	£240,000	02/12/2022	Flat
SANTORINI FLAT 30 GOTTS ROAD, LEEDS, WEST YORKSHIRE, LS12 1DP	£188,000	25/11/2022	Flat
BONAIRE FLAT 10 GOTTS ROAD, LEEDS, WEST YORKSHIRE, LS12 1DL	£165,000	25/11/2022	Flat

Area average: £192,375 (20 sales)

Capital growth trend

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

5y growth -8.6%

10y growth -11%

House Price Index (HM Land Registry — official index, not sold-price averages): Leeds. Series: Flats and maisonettes. As of February 2026.

1y (index) -0.2%

5y (index) 10.6%

10y (index) 38.5%

Rental Range

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

Low £1,020/mo

Realistic £1,133/mo

Optimistic £1,246/mo

Based on Local Authority from postcode lookup → Leeds.

LHA (30th percentile) floor for Leeds: £673/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View LS12 1DL

Address

Gotts Road

Nearby

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

Type	Name	Distance
Shop	Harley-Davidson Leeds	0.1 miles
Shop	Iron City Motorcycles	0.1 miles
Bus stop	W12 Leeds Wellington Bridge	0.1 miles
Bus stop	W13 Wellington Bridge	0.1 miles
University	Leeds Law School	0.5 miles
Train station	Leeds	0.5 miles
University	Northern Film School	0.7 miles
Train station	Burley Park	1.4 miles
Hospital	Sir Karl Cohen Square	1.4 miles
Hospital	St James's Hospital A&E	1.8 miles

Street-level crime

Category	Count
Violence and sexual offences	435
Shoplifting	245
Other theft	112
Public order	96
Anti-social behaviour	90
Burglary	79
Criminal damage and arson	79
Drugs	63
Vehicle crime	61
Theft from the person	36
Other crime	34
Robbery	33
Bicycle theft	31
Possession of weapons	13
Total incidents	1407

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. Data from Get Information about Schools and Ofsted.

Name	Type	Distance	Ofsted
Luminate Education Group	Other	0.4 miles	— (No rating)
Swarthmore Education Centre	Other	0.5 miles	— (No rating)
Castleton Primary School	Primary	0.6 miles	Good — 22 Nov 2022
Rosebank Primary School	Primary	0.6 miles	Good — 5 Feb 2023
Leeds Mathematics School	Other	0.7 miles	— (No rating)

Rental Comparables

Rental listings exist nearby, but none matched the 1-bedroom estimate from EPC for this property.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.84%

Max investor price (0.8%) £141,625

Target investor price (1%) £113,300

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).