# 4 bedroom semi-detached house for sale (LS8 2BS)

## Property Details

| Key | Value |
|-----|-------|
| Address | 45 WESTCOMBE AVENUE, LEEDS, WEST YORKSHIRE LS8 2BS |
| Price | £475,000 |
| Bedrooms | 4 |
| Bathrooms | 1 |
| Council tax | D |
| Last sold | £460,000 Apr 2026 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 28/08/2035
- **Current heating cost:** £1,821/year
- **Est. upgrade cost to C:** £20,550

### Recommendations
- B (£900 - £1,500)
- W1 (£5,000 - £10,000)
- I (£2,200 - £3,500)
- U (£8,000 - £10,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0101-9205-2002-0228-7906)

## Description

SUPERB FAMILY HOME – EXTENDED SEMI-DETACHED HOUSE - FOUR BEDROOMS – GREAT POTENTIAL TO EXTEND FURTHER SUBJECT TO PLANNING PERMISSIONS – EXCELLENT WEST FACING REAR GARDENS – FURTHER GARDENS TO THE FRONT – DRIVEWAY AND DETACHED GARAGE - BACKING ONTO PRIVATE WOODLAND - BONUS ROOM IN LOFT – ROUNDHAY

Extended to the rear on the upper and lower levels, four bedroom semi-detached family home has enormous potential to further extend subject to the appropriate planning permissions. Located on a quiet street in the heart of Roundhay, the property is close to good and outstanding primary and secondary schools, cafes, bars, shops, restaurants, transport links and of course, Roundhay Park with all it has to offer. Set in an enviable plot backing onto private woodland, there are west facing rear gardens, driveway, detached garage and further gardens to the front, externally. Internally, it briefly comprises; porch, entrance hall, lounge, dining room, sitting room and kitchen breakfast room on the ground floor. On the first floor there are four bedrooms, landing, bathroom and separate w/c. The loft is converted to an occasional room. Energy Rating - TBC

SUPERB FAMILY HOME – EXTENDED SEMI-DETACHED HOUSE - FOUR BEDROOMS – GREAT POTENTIAL TO EXTEND FURTHER SUBJECT TO PLANNING PERMISSIONS – EXCELLENT WEST FACING REAR GARDENS – FURTHER GARDENS TO THE FRONT – DRIVEWAY AND DETACHED GARAGE - BACKING ONTO PRIVATE WOODLAND - BONUS ROOM IN LOFT – ROUNDHAY

**Porch** - 2.06m (max) - 0.99m (max) (6'9" (max) - 3'3" (max) - Tiled floor.

**Entrance Hall** - 4.72m (max) - 2.36m (max) (15'6" (max) - 7'9" (max - Radiator, storage under the stairs and stairs to the upper level.

**Lounge** - 4.65m (max) - 3.81m (max) (15'3" (max) - 12'6" (ma - Bay window, gas fire with surround and radiator.

**Dining Room** - 4.42m (max) - 3.58m (max) (14'6" (max) - 11'9" (ma - Radiator, gas fire with surround and double doors to the sitting room.

**Sitting Room** - 2.90m (max) - 2.51m (max) (9'6" (max) - 8'3" (max) - Radiator, double doors to the kitchen breakfast room and sliding doors to the rear garden.

**Kitchen Breakfast Room** - 5.87m (max) - 2.82m (max) (19'3" (max) - 9'3" (max - Stainless steel sink with drainer, radiator, door to the side and a range of wall and base units.

**Landing** - 3.35m (max) - 2.36m (max) (11'0" (max) - 7'9" (max - Stairs to the lower level and loft access.

**Master Bedroom** - 4.65m (max) - 3.73m (max) (15'3" (max) - 12'3" (ma - Bay window, radiator and built in wardrobes.

**Bedroom Two** - 4.27m (max) - 3.58m (max) (14'0" (max) - 11'9" (ma - Radiator and built in wardrobes.

**Bedroom Three** - 2.82m (max) - 2.51m (max) (9'3" (max) - 8'3" (max) - Radiator.

**Bedroom Four** - 2.21m (max) - 2.13m (max) (7'3" (max) - 7'0" (max) - Radiator.

**Bathroom** - 2.21m (max) - 1.45m (max) (7'3" (max) - 4'9" (max) - Half tiled walls, panel bath with shower over, radiator and wash hand basin.

**Separate W/C** - 1.45m (max) - 0.91m (max) (4'9" (max) - 3'0" (max) - Wash hand basin and w/c.

**Loft Room** - Accessible from drop down ladder, the spaces is fully floor boarded, a velux window, carpet and various eaves stores with screw-down hatches.

**Front Garden** - Paved areas, with raised flower beds, plants, bushes, shrubs and trees.

**Driveway** - With parking for several vehicles and leading to the driveway.

**Garage** - 5.13m (max) - 2.90m (max) (16'10" (max) - 9'6" (ma - Barn style doors, power and lights.

**Shed** - 2.90m (max) - 1.75m (max) (9'6" (max) - 5'9" (max) - Barn style doors.

**Rear Garden** - Backing onto private woodland, grassed lawns, patio area. flower beds plants, bushes, trees and shrubs.

## Property Photos

- ![1.jpg](/listings/photos/165816539/1315910) - 1.jpg
- ![2.jpg](/listings/photos/165816539/1315911) - 2.jpg
- ![3.jpg](/listings/photos/165816539/1315912) - 3.jpg
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- ![17.jpg](/listings/photos/165816539/1315926) - 17.jpg
- ![18.JPG](/listings/photos/165816539/1315927) - 18.JPG

## Floorplans

- ![Floor Plan.jpg](/listings/photos/165816539/1315928) - Floor Plan.jpg

## EPC Graphs

- ![EE Rating](/listings/photos/165816539/1315929) - EE Rating

## FENSA Certificates

This property has 6 FENSA certificate(s) on record.

### FENSA Certificate #9733805
- **Address:** 45 Westcombe Avenue, LEEDS, LS8 2BS
- **Certificate Issued:** 02/09/2013
- **Work Completed:** 06/08/2013
- **Items:** 2 window(s)

### FENSA Certificate #6941442
- **Address:** 45 Westcombe Avenue, LEEDS, LS8 2BS
- **Certificate Issued:** 03/11/2009
- **Work Completed:** 23/10/2009
- **Items:** 1 door(s)

### FENSA Certificate #5428303
- **Address:** 45 Westcombe Avenue, LEEDS, LS8 2BS
- **Certificate Issued:** 04/02/2008
- **Work Completed:** 25/01/2008
- **Items:** 3 window(s)

### FENSA Certificate #2363943
- **Address:** 45 Westcombe Avenue, LEEDS, LS8 2BS
- **Certificate Issued:** 04/01/2005
- **Work Completed:** 10/12/2004
- **Items:** 1 window(s)

### FENSA Certificate #1465321
- **Address:** 45 Westcombe Avenue, Leeds, LS8 2BS
- **Certificate Issued:** 16/02/2004
- **Work Completed:** 12/01/2004
- **Items:** 2 window(s)

### FENSA Certificate #13877118
- **Address:** 45 Westcombe Avenue, LEEDS, LS8 2BS
- **Certificate Issued:** 01/12/2019
- **Work Completed:** 26/11/2019
- **Items:** 2 window(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 45 WESTCOMBE AVENUE, LEEDS, WEST YORKSHIRE, LS8 2BS | £460,000 | 01/04/2026 | 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 |
|---------|-------|------|------|
| 31 KINGSWOOD GARDENS, LEEDS, WEST YORKSHIRE, LS8 2BT | £155,000 | 05/11/2025 | Semi-detached |
| 2 NORMAN PLACE, LEEDS, WEST YORKSHIRE, LS8 2AW | £386,700 | 24/10/2025 | Semi-detached |
| 48 KEDLESTON ROAD, LEEDS, WEST YORKSHIRE, LS8 2BJ | £375,000 | 30/05/2025 | Semi-detached |
| 11 ROMAN TERRACE, LEEDS, WEST YORKSHIRE, LS8 2DU | £557,500 | 28/03/2025 | Semi-detached |
| [Same street] 5 WESTCOMBE AVENUE, LEEDS, WEST YORKSHIRE, LS8 2BS | £440,000 | 10/01/2025 | Semi-detached |
| 27 KEDLESTON ROAD, LEEDS, WEST YORKSHIRE, LS8 2BU | £360,000 | 15/12/2023 | Semi-detached |
| 9 BEAUMONT AVENUE, LEEDS, WEST YORKSHIRE, LS8 1BU | £440,000 | 01/12/2023 | Semi-detached |
| 5 BIDEFORD AVENUE, LEEDS, WEST YORKSHIRE, LS8 2AE | £815,000 | 10/11/2023 | Semi-detached |
| 194 WEST PARK DRIVE WEST, LEEDS, WEST YORKSHIRE, LS8 2DA | £352,650 | 10/11/2023 | Semi-detached |
| 63 KEDLESTON ROAD, LEEDS, WEST YORKSHIRE, LS8 2BJ | £345,000 | 27/10/2023 | Semi-detached |
| 4 NORTON ROAD, LEEDS, WEST YORKSHIRE, LS8 2DE | £450,000 | 16/10/2023 | Semi-detached |
| 2 KINGSWOOD AVENUE, LEEDS, WEST YORKSHIRE, LS8 2DB | £468,000 | 01/09/2023 | Semi-detached |
| 19 KINGSWOOD AVENUE, LEEDS, WEST YORKSHIRE, LS8 2DB | £363,500 | 09/08/2023 | Semi-detached |
| 10 ROMAN AVENUE, LEEDS, WEST YORKSHIRE, LS8 2AN | £270,000 | 09/08/2023 | Semi-detached |
| 183 WEST PARK DRIVE WEST, LEEDS, WEST YORKSHIRE, LS8 2BE | £509,000 | 31/07/2023 | Semi-detached |
| 3 NORMAN PLACE, LEEDS, WEST YORKSHIRE, LS8 2AW | £295,000 | 21/07/2023 | Semi-detached |
| 130 STREET LANE, LEEDS, WEST YORKSHIRE, LS8 2BW | £467,000 | 30/06/2023 | Semi-detached |
| 8 KINGSWOOD DRIVE, LEEDS, WEST YORKSHIRE, LS8 2BQ | £367,500 | 21/06/2023 | Semi-detached |
| 515 RING ROAD, MOORTOWN, LEEDS, WEST YORKSHIRE, LS17 8NR | £425,000 | 28/04/2023 | Semi-detached |
| 152 WEST PARK DRIVE WEST, LEEDS, WEST YORKSHIRE, LS8 2DA | £406,000 | 16/12/2022 | Semi-detached |
| 6 NORTON ROAD, LEEDS, WEST YORKSHIRE, LS8 2DE | £280,000 | 07/11/2022 | Semi-detached |
| [Same street] 42 WESTCOMBE AVENUE, LEEDS, WEST YORKSHIRE, LS8 2BS | £376,450 | 05/05/2022 | Semi-detached |

**Street average:** £408,225 (2 sales)
**Area average:** £404,393 (20 sales)

## Price vs local average

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

- **Local average:** £376,843 (52 Semi-detached, LS8, 2024–2026)
- **Deviation:** +26%

## Rental Range

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

- **Low:** £1,026/mo
- **Realistic:** £1,140/mo
- **Optimistic:** £1,254/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Leeds (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £1,197/mo

## 1% Rule

- **Rent ratio:** 0.24% (weak for cashflow)
- **Max investor price (0.8%):** £142,500
- **Target investor price (1%):** £114,000

*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 Area rent estimate.*

## Price per Square Metre

- **£/m²:** £3,598/m²

## Capital growth trend

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

- **5y growth:** 15.5%
- **10y growth:** 58.9%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 6.6%
- **5y growth (index):** 23.7%
- **10y growth (index):** 58.8%

## 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)