# 2 bedroom semi-detached house for sale (LS9 6NR)

## Property Details

| Key | Value |
|-----|-------|
| Address | 19 WYKEBECK VALLEY ROAD, LEEDS, WEST YORKSHIRE LS9 6NR |
| Price | £132,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Last sold | £132,000 Apr 2023 |

## Description

Bettermove are pleased to present this charming two bedroom semi-detached house in Killingbeck, available with no forward chain - welcoming cash buyers only.

The property benefits from double glazing, gas central heating throughout and has a garage and driveway providing off road parking. The council tax band is A.

The interior of this beautifully presented property comprises a spacious living room, fitted kitchen and conservatory on the ground floor. The first floor consists of two bedrooms and the family bathroom. The exterior boasts an enclosed rear garden with decking, perfect for enjoying the summer months.

Situated in the popular area of Killingbeck, the property is close to a wide range of amenities including supermarkets, shops, restaurants and pubs. Transport connections can be found from the A64, M1, Cross Gates and Leeds central rail stations.

This exciting opportunity is not to be missed and all enquiries can be made through Bettermove.

You can secure the purchase today by paying an exclusivity fee of £1,000 which gives you the rights to purchase within a given timeframe.

Paying this fee ensures that the seller takes their property off the market and reserves it exclusively for you, therefore eliminating the risk of gazumping and aborted costs.

The exclusivity fee is returned to you upon successful completion of the property.

## Property Photos

- ![Photo](/listings/photos/129869759/730988)
- ![Photo](/listings/photos/129869759/730991)
- ![Photo](/listings/photos/129869759/730994)
- ![Photo](/listings/photos/129869759/730998)
- ![Photo](/listings/photos/129869759/731003)
- ![Photo](/listings/photos/129869759/731007)
- ![Photo](/listings/photos/129869759/731018)
- ![Photo](/listings/photos/129869759/731027)
- ![Photo](/listings/photos/129869759/731031)
- ![Photo](/listings/photos/129869759/731041)

## Floorplans

- ![Floorplan 1](/listings/photos/129869759/731047) - Floorplan 1

## EPC Graphs

- ![EPC 1](/listings/photos/129869759/731052) - EPC 1

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 19 WYKEBECK VALLEY ROAD, LEEDS, WEST YORKSHIRE, LS9 6NR | £132,000 | 21/04/2023 | 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 |
|---------|-------|------|------|
| 34 BRANDER CLOSE, LEEDS, WEST YORKSHIRE, LS9 6NZ | £170,000 | 18/07/2025 | Semi-detached |
| 89 WYKEBECK VALLEY ROAD, LEEDS, WEST YORKSHIRE, LS9 6PB | £140,000 | 21/11/2024 | Semi-detached |
| [Same street] 11 WYKEBECK VALLEY ROAD, LEEDS, WEST YORKSHIRE, LS9 6NR | £245,000 | 05/11/2024 | Semi-detached |
| 649 YORK ROAD, LEEDS, WEST YORKSHIRE, LS9 6NW | £240,000 | 15/12/2023 | Semi-detached |
| [Same street] 3 WYKEBECK VALLEY ROAD, LEEDS, WEST YORKSHIRE, LS9 6NR | £250,000 | 06/10/2023 | Semi-detached |
| 1 SOUTH FARM ROAD, LEEDS, WEST YORKSHIRE, LS9 6NY | £145,000 | 21/07/2023 | Semi-detached |
| 20 HARRISON CRESCENT, LEEDS, WEST YORKSHIRE, LS9 6NP | £214,000 | 15/12/2022 | Semi-detached |
| 15 ASH TREE GARTH, LEEDS, WEST YORKSHIRE, LS9 6PN | £275,000 | 09/12/2022 | Semi-detached |
| 21 BRANDER CLOSE, LEEDS, WEST YORKSHIRE, LS9 6NZ | £125,000 | 30/11/2022 | Semi-detached |
| 21 HARRISON CRESCENT, LEEDS, WEST YORKSHIRE, LS9 6NP | £233,000 | 01/11/2022 | Semi-detached |
| 13 ASH TREE GARTH, LEEDS, WEST YORKSHIRE, LS9 6PN | £275,000 | 31/10/2022 | Semi-detached |
| 3 GIPTON SQUARE, LEEDS, WEST YORKSHIRE, LS9 6NS | £155,000 | 26/10/2022 | Semi-detached |
| 7 ASH TREE GARTH, LEEDS, WEST YORKSHIRE, LS9 6PN | £250,000 | 22/06/2022 | Semi-detached |
| 8 BRANDER APPROACH, LEEDS, WEST YORKSHIRE, LS9 6NT | £138,000 | 31/05/2022 | Semi-detached |
| 10 ASH TREE GARTH, LEEDS, WEST YORKSHIRE, LS9 6PN | £275,000 | 24/05/2022 | Semi-detached |
| 30 BRANDER CLOSE, LEEDS, WEST YORKSHIRE, LS9 6NZ | £163,000 | 20/05/2022 | Semi-detached |
| 8 ASH TREE GARTH, LEEDS, WEST YORKSHIRE, LS9 6PN | £260,000 | 18/03/2022 | Semi-detached |
| 1 GIPTON APPROACH, LEEDS, WEST YORKSHIRE, LS9 6NN | £113,000 | 07/03/2022 | Semi-detached |
| 4 ASH TREE GARTH, LEEDS, WEST YORKSHIRE, LS9 6PN | £260,000 | 14/01/2022 | Semi-detached |
| 9 ASH TREE GARTH, LEEDS, WEST YORKSHIRE, LS9 6PN | £220,000 | 07/01/2022 | Semi-detached |
| 5 ASH TREE GARTH, LEEDS, WEST YORKSHIRE, LS9 6PN | £225,000 | 06/12/2021 | Semi-detached |
| [Same street] 67 WYKEBECK VALLEY ROAD, LEEDS, WEST YORKSHIRE, LS9 6NR | £150,000 | 25/08/2021 | Semi-detached |

**Street average:** £215,000 (3 sales)
**Area average:** £204,000 (19 sales)

## Price vs local average

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

- **Local average:** £202,278 (36 Semi-detached, LS9, 2024–2026)
- **Deviation:** -34.7%

## 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 Leeds (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £773/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 |
|------|------|------|------|------|
| 2 Bed Flat, Ash Court, LS14 | £850/mo | 2 | 0.47 miles | OpenRent |
| 2 Bed Flat, Acacia Garth, LS14 | £2,500/mo | 2 | 0.86 miles | OpenRent |
| 2 Bed End Terrace, Magnolia Road, LS14 | £2,895/mo | 2 | 0.89 miles | OpenRent |

**Average rent: £2,082/mo (3 listings)**

## 1% Rule

- **Rent ratio:** 1.89% (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:** 22.7%
- **Cost-to-rent:** 4.4×
- **Monthly cashflow:** £1,705/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 53.5%

*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).*

## Capital growth trend

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

- **5y growth:** 29.3%
- **10y growth:** 89.5%

## 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)