Sold STC Semi-detached

18 PARKSTONE AVENUE

LEEDS, WEST YORKSHIRE LS16 6EN

3 beds 1 baths 926 sq ft Listed 28 Jan 2021 (-1967d)

£289,950

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# 3 bedroom semi-detached house for sale (LS16 6EN)

## Property Details

| Key | Value |
|-----|-------|
| Address | 18 PARKSTONE AVENUE, LEEDS, WEST YORKSHIRE LS16 6EN |
| Price | £289,950 |
| Bedrooms | 3 |
| Bathrooms | 1 |
| Construction age | England and Wales: 1930-1949 |
| Floor area | 86 m² |
| Last sold | £289,950 Jun 2021 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Expiry date:** 10/02/2031
- **Est. upgrade cost to C:** £10,520

### Recommendations
- W1 (£800 - £1,200)
- E (£20)
- N (£4,000 - £6,000)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/5839-8722-2000-0039-3292)

## Description

MUST VIEW!

Manning Stainton are delighted to bring to the market this very well presented, three bedroom semi-detached which is situated in this much sought after location close to local amenities and having excellent transport links to Leeds city centre.   The accommodation which is neutrally decorated and well presented throughout, benefits from gas central heating, double glazing and briefly comprises, reception hall with wood flooring and stairs leading to the first floor, lounge with half bay window, space for fire and laminate flooring, spacious dining kitchen with a range of modern wall and base units with work surfaces over, space for double fridge/freezer, space for table and chairs, hard wood flooring and patio doors leading to the rear garden.  To the first floor there are three bedrooms, two of which are double, house bathroom and separate W.C.

Outside, to the front there is a driveway leading to a single garage with an easily maintained garden.  To the rear is a very good size garden with a patio area ideal for outside entertaining.

VIEWING COMES HIGHLEY RECOMMENDED

Cookridge is an ever-popular residential area and is ideally located for the local amenities, although the further amenities of Horsforth are within vehicular access as well as Holt Park Asda Complex.  The train station in Horsforth allows access to Leeds City Centre.  There are schools for all ages within the area and numerous leisure facilities including golf courses and health and fitness centres.

## Property Photos

- ![Picture No. 21](/listings/photos/77461161/694000) - Picture No. 21
- ![Picture No. 02](/listings/photos/77461161/694004) - Picture No. 02
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- ![Picture No. 14](/listings/photos/77461161/694014) - Picture No. 14
- ![Picture No. 04](/listings/photos/77461161/694020) - Picture No. 04
- ![Picture No. 08](/listings/photos/77461161/694026) - Picture No. 08
- ![Picture No. 03](/listings/photos/77461161/694033) - Picture No. 03
- ![Picture No. 17](/listings/photos/77461161/694039) - Picture No. 17
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- ![Picture No. 09](/listings/photos/77461161/694051) - Picture No. 09
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- ![Picture No. 15](/listings/photos/77461161/694062) - Picture No. 15
- ![Picture No. 16](/listings/photos/77461161/694065) - Picture No. 16

## Floorplans

- ![Floorplan](/listings/photos/77461161/694070) - Floorplan

## EPC Graphs

- ![EPC Rating Graph](/listings/photos/77461161/694072) - EPC Rating Graph

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 18 PARKSTONE AVENUE, LEEDS, WEST YORKSHIRE, LS16 6EN | £289,950 | 25/06/2021 | Semi-detached |
| 18 PARKSTONE AVENUE, LEEDS, WEST YORKSHIRE, LS16 6EN | £192,500 | 08/07/2014 | 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 |
|---------|-------|------|------|
| 401 SPEN LANE, LEEDS, WEST YORKSHIRE, LS16 6JG | £338,000 | 24/03/2025 | Semi-detached |
| 42 BLACKTHORN LANE, LEEDS, WEST YORKSHIRE, LS16 6TJ | £361,805 | 20/12/2024 | Semi-detached |
| [Same street] 28 PARKSTONE AVENUE, LEEDS, WEST YORKSHIRE, LS16 6EN | £272,500 | 15/01/2024 | Semi-detached |
| 27 WYNFORD TERRACE, LEEDS, WEST YORKSHIRE, LS16 6HU | £337,000 | 29/09/2023 | Semi-detached |
| [Same street] 16 PARKSTONE AVENUE, LEEDS, WEST YORKSHIRE, LS16 6EN | £296,000 | 24/08/2023 | Semi-detached |
| [Same street] 12 PARKSTONE AVENUE, LEEDS, WEST YORKSHIRE, LS16 6EN | £295,000 | 18/08/2023 | Semi-detached |
| [Same street] 74 PARKSTONE AVENUE, LEEDS, WEST YORKSHIRE, LS16 6EN | £375,000 | 17/08/2023 | Semi-detached |
| 4 PARKSTONE GREEN, LEEDS, WEST YORKSHIRE, LS16 6EU | £270,000 | 22/06/2023 | Semi-detached |
| 17 PARKSTONE GROVE, LEEDS, WEST YORKSHIRE, LS16 6EX | £220,000 | 30/05/2023 | Semi-detached |
| [Same street] 2 PARKSTONE AVENUE, LEEDS, WEST YORKSHIRE, LS16 6EN | £259,400 | 17/03/2023 | Semi-detached |
| 3 PARKSTONE PLACE, LEEDS, WEST YORKSHIRE, LS16 6EP | £180,000 | 22/12/2022 | Semi-detached |
| 45 SPENNITHORNE DRIVE, LEEDS, WEST YORKSHIRE, LS16 6HR | £380,000 | 25/11/2022 | Semi-detached |
| 423 SPEN LANE, LEEDS, WEST YORKSHIRE, LS16 6JE | £387,000 | 22/09/2022 | Semi-detached |
| 15 PARKSTONE MOUNT, LEEDS, WEST YORKSHIRE, LS16 6ES | £213,500 | 15/09/2022 | Semi-detached |
| 4 PARKSTONE GROVE, LEEDS, WEST YORKSHIRE, LS16 6EX | £227,500 | 19/08/2022 | Semi-detached |
| 463 SPEN LANE, LEEDS, WEST YORKSHIRE, LS16 6LS | £183,500 | 10/06/2022 | Semi-detached |
| 24 PARKSTONE GROVE, LEEDS, WEST YORKSHIRE, LS16 6EX | £200,000 | 29/04/2022 | Semi-detached |
| 37 PARKSTONE GROVE, LEEDS, WEST YORKSHIRE, LS16 6ET | £245,000 | 22/04/2022 | Semi-detached |
| 22 PARKSTONE GROVE, LEEDS, WEST YORKSHIRE, LS16 6EX | £190,760 | 14/01/2022 | Semi-detached |
| 43 SPENNITHORNE DRIVE, LEEDS, WEST YORKSHIRE, LS16 6HR | £288,434 | 01/11/2021 | Semi-detached |
| 469 SPEN LANE, LEEDS, WEST YORKSHIRE, LS16 6LS | £185,000 | 20/10/2021 | Semi-detached |
| 37 WYNFORD TERRACE, LEEDS, WEST YORKSHIRE, LS16 6HU | £318,000 | 28/09/2021 | Semi-detached |
| 399 SPEN LANE, LEEDS, WEST YORKSHIRE, LS16 6JG | £311,000 | 23/09/2021 | Semi-detached |
| 409 SPEN LANE, LEEDS, WEST YORKSHIRE, LS16 6JE | £397,450 | 21/06/2021 | Semi-detached |

**Street average:** £299,580 (5 sales)
**Area average:** £275,471 (19 sales)

## Price vs local average

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

- **Local average:** £289,565 (62 Semi-detached, LS16, 2024–2026)
- **Deviation:** +0.1%

## 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):** £848/mo

## Rental Comparables

*Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 3 Bed Semi-Detached House, Old Farm Approach, LS16 | £1,350/mo | 3 | 0.52 miles | OpenRent |
| 3 Bed Penthouse, Upper Headingley, LS16 | £1,999/mo | 3 | 0.86 miles | OpenRent |
| 3 Bed Semi-Detached House, Tinshill Lane, LS16 | £1,700/mo | 3 | 0.95 miles | OpenRent |
| 3 Bed Flat, Otley Road, LS16 | £1,300/mo | 3 | 1.04 miles | OpenRent |

**Average rent: £1,587/mo (4 listings)**

## 1% Rule

- **Rent ratio:** 0.53% (weak for cashflow)
- **Max investor price (0.8%):** £190,625
- **Target investor price (1%):** £152,500

*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 £1,525/mo).*

- **Gross yield:** 6.3%
- **Cost-to-rent:** 15.8×
- **Monthly cashflow:** £206/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 2.9%

*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).*

## Price per Square Metre

- **£/m²:** £3,372/m²

## Capital growth trend

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

- **5y growth:** -3%
- **10y growth:** 25%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 3.3%
- **5y growth (index):** 23.3%
- **10y growth (index):** 62.4%

## 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

FREEHOLD

Floor area

86 m²

EPC rating

Year built

England and Wales: 1930-1949

Last sold

£289,950 Jun 2021

Price per m²

£3,372/m²

Local average

£289,565 (+0.1%)

Deprivation

Decile 8 (26,834 of 33,755)

Street crime

175 incidents within 1 mile (Apr 2026)

Key features

Well-presented semi-detached property
Lounge, spacious dining kitchen
Neutral decor throughout
Three bedrooms,
Bathroom and separate W.C.
Driveway, single garage
Good size rear garden with patio area

Additional details

Parking: Yes
Garden: Yes

Description

MUST VIEW!

Manning Stainton are delighted to bring to the market this very well presented, three bedroom semi-detached which is situated in this much sought after location close to local amenities and having excellent transport links to Leeds city centre. The accommodation which is neutrally decorated and well presented throughout, benefits from gas central heating, double glazing and briefly comprises, reception hall with wood flooring and stairs leading to the first floor, lounge with half bay window, space for fire and laminate flooring, spacious dining kitchen with a range of modern wall and base units with work surfaces over, space for double fridge/freezer, space for table and chairs, hard wood flooring and patio doors leading to the rear garden. To the first floor there are three bedrooms, two of which are double, house bathroom and separate W.C.

Outside, to the front there is a driveway leading to a single garage with an easily maintained garden. To the rear is a very good size garden with a patio area ideal for outside entertaining.

VIEWING COMES HIGHLEY RECOMMENDED

Cookridge is an ever-popular residential area and is ideally located for the local amenities, although the further amenities of Horsforth are within vehicular access as well as Holt Park Asda Complex. The train station in Horsforth allows access to Leeds City Centre. There are schools for all ages within the area and numerous leisure facilities including golf courses and health and fitness centres.

Listed by

Adel

The Northern Estate Agencies Group

Reference: 77461161

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: B

Inspection date: 11/02/2021

Expiry date: 10/02/2031

Est. upgrade cost to C: £10,520

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

Recommendations

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 (£3,500 - £5,500)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan

EPC Graphs

EPC Rating Graph

Price history

51% since 2014

Event	Date	Price	% change
Sold	25/06/2021 (4 years ago)	£289,950	+50.6%
Sold	08/07/2014 (11 years ago)	£192,500	—

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
401 SPEN LANE, LEEDS, WEST YORKSHIRE, LS16 6JG	£338,000	24/03/2025	Semi-detached
42 BLACKTHORN LANE, LEEDS, WEST YORKSHIRE, LS16 6TJ	£361,805	20/12/2024	Semi-detached
Same street 28 PARKSTONE AVENUE, LEEDS, WEST YORKSHIRE, LS16 6EN	£272,500	15/01/2024	Semi-detached
27 WYNFORD TERRACE, LEEDS, WEST YORKSHIRE, LS16 6HU	£337,000	29/09/2023	Semi-detached
Same street 16 PARKSTONE AVENUE, LEEDS, WEST YORKSHIRE, LS16 6EN	£296,000	24/08/2023	Semi-detached
Same street 12 PARKSTONE AVENUE, LEEDS, WEST YORKSHIRE, LS16 6EN	£295,000	18/08/2023	Semi-detached
Same street 74 PARKSTONE AVENUE, LEEDS, WEST YORKSHIRE, LS16 6EN	£375,000	17/08/2023	Semi-detached
4 PARKSTONE GREEN, LEEDS, WEST YORKSHIRE, LS16 6EU	£270,000	22/06/2023	Semi-detached
17 PARKSTONE GROVE, LEEDS, WEST YORKSHIRE, LS16 6EX	£220,000	30/05/2023	Semi-detached
Same street 2 PARKSTONE AVENUE, LEEDS, WEST YORKSHIRE, LS16 6EN	£259,400	17/03/2023	Semi-detached
3 PARKSTONE PLACE, LEEDS, WEST YORKSHIRE, LS16 6EP	£180,000	22/12/2022	Semi-detached
45 SPENNITHORNE DRIVE, LEEDS, WEST YORKSHIRE, LS16 6HR	£380,000	25/11/2022	Semi-detached
423 SPEN LANE, LEEDS, WEST YORKSHIRE, LS16 6JE	£387,000	22/09/2022	Semi-detached
15 PARKSTONE MOUNT, LEEDS, WEST YORKSHIRE, LS16 6ES	£213,500	15/09/2022	Semi-detached
4 PARKSTONE GROVE, LEEDS, WEST YORKSHIRE, LS16 6EX	£227,500	19/08/2022	Semi-detached
463 SPEN LANE, LEEDS, WEST YORKSHIRE, LS16 6LS	£183,500	10/06/2022	Semi-detached
24 PARKSTONE GROVE, LEEDS, WEST YORKSHIRE, LS16 6EX	£200,000	29/04/2022	Semi-detached
37 PARKSTONE GROVE, LEEDS, WEST YORKSHIRE, LS16 6ET	£245,000	22/04/2022	Semi-detached
22 PARKSTONE GROVE, LEEDS, WEST YORKSHIRE, LS16 6EX	£190,760	14/01/2022	Semi-detached
43 SPENNITHORNE DRIVE, LEEDS, WEST YORKSHIRE, LS16 6HR	£288,434	01/11/2021	Semi-detached
469 SPEN LANE, LEEDS, WEST YORKSHIRE, LS16 6LS	£185,000	20/10/2021	Semi-detached
37 WYNFORD TERRACE, LEEDS, WEST YORKSHIRE, LS16 6HU	£318,000	28/09/2021	Semi-detached
399 SPEN LANE, LEEDS, WEST YORKSHIRE, LS16 6JG	£311,000	23/09/2021	Semi-detached
409 SPEN LANE, LEEDS, WEST YORKSHIRE, LS16 6JE	£397,450	21/06/2021	Semi-detached

Street average: £299,580 (5 sales)

Area average: £275,471 (19 sales)

Capital growth trend

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

5y growth -3%

10y growth 25%

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

1y (index) 3.3%

5y (index) 23.3%

10y (index) 62.4%

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: £848/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View LS16 6EN

Nearby

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

Type	Name	Distance
Bus stop	Iveson Drive Spen Lane	0.1 miles
Shop	Shop Local	0.5 miles
Shop	Co-op Food	0.6 miles
University	Reception/Helpzone	1.0 miles
Train station	Horsforth	1.2 miles
Train station	Kirkstall Forge	1.5 miles
University	Carnegie Pavilion	1.7 miles
Hospital	Sir Karl Cohen Square	3.1 miles
Hospital	Paul Sykes Urology Centre	4.0 miles

Street-level crime

Category	Count
Violence and sexual offences	76
Public order	20
Burglary	16
Vehicle crime	15
Anti-social behaviour	10
Criminal damage and arson	10
Other theft	10
Shoplifting	8
Other crime	6
Robbery	4
Total incidents	175

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
Iveson Primary School	Primary	0.2 miles	Good — 16 Jun 2015
Lawnswood School	Secondary	0.5 miles	Good — 30 Oct 2013
Holy Name Catholic Voluntary Academy	Primary	0.5 miles	Good — 19 Sep 2018
Abbey Grange Church of England Academy	Secondary	0.5 miles	Good — 6 Mar 2012
Lighthouse School Leeds	Other	0.5 miles	Good — 9 Apr 2014

Rental Comparables

Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.

Title	Rent	Beds	Distance	As seen on
3 Bed Semi-Detached House, Old Farm Approach, LS16	£1,350/mo	3	0.52 miles	OpenRent
3 Bed Penthouse, Upper Headingley, LS16	£1,999/mo	3	0.86 miles	OpenRent
3 Bed Semi-Detached House, Tinshill Lane, LS16	£1,700/mo	3	0.95 miles	OpenRent
3 Bed Flat, Otley Road, LS16	£1,300/mo	3	1.04 miles	OpenRent

Average rent: £1,587/mo (4 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.53%

Max investor price (0.8%) £190,625

Target investor price (1%) £152,500

Gross yield 6.3%

Cost-to-rent ratio 15.8×

Monthly cashflow £206/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 2.9%

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).