# 4 bedroom terraced house for sale (LS9 7AF)

## Property Details

| Key | Value |
|-----|-------|
| Address | 16 STANLEY TERRACE, LEEDS, WEST YORKSHIRE LS9 7AF |
| Price | £99,995 |
| Bedrooms | 4 |
| Construction age | England and Wales: 1900-1929 |
| Floor area | 108 m² |
| Last sold | £170,000 Jan 2026 |

## EPC Rating & Upgrade Cost

- **Current rating:** E
- **Potential rating:** C
- **Expiry date:** 20/12/2025 — **EXPIRED** (no longer valid for marketing or letting)
- **Current heating cost:** £1,274/year
- **Est. upgrade cost to C:** £24,040

### Recommendations
- A3 (£1,500 - £2,700)
- Q (£4,000 - £14,000)
- W1 (£800 - £1,200)
- E (£40)
- G (£350 - £450)
- N (£4,000 - £6,000)
- U (£5,000 - £8,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/8985-7222-0029-8889-6926)

## Description

**SUMMARY**

A well presented FOUR BEDROOM THROUGH TERRACE property situated in this POPULAR LOCATION. The property comprises entrance hall, TWO RECEPTION ROOMS, kitchen, four bedrooms and bathroom. The property also benefits from an enclosed rear yard as well as central heating & double glazing!

**DESCRIPTION**

A well presented FOUR BEDROOM THROUGH TERRACE property situated in this popular location. The property comprises entrance hall, TWO RECEPTION ROOMS and kitchen to the ground floor. To the first floor are two bedrooms and bathroom with a further two bedrooms to the second floor. Viewing highly recommended!

**Lounge** 13' 8" x 9' 1" ( 4.17m x 2.77m )

Having double glazed bay window to the front and central heating radiator.

**Dining Room** 13' 6" x 12' 1" ( 4.11m x 3.68m )

Having double glazed window to the rear, central heating radiator and door to the cellar.

**Kitchen** 9'  x 6' 11" ( 2.74m x 2.11m )

Fitted with a range of beech style wall and base units with work surfaces over, stainless steel sink and drainer unit, electric oven, gas hob, with cooker hood, tiled to splash back and door to the side.

**Cellar** 

Currently used for storage.

**First Floor Landing  ** 

Having access to bedrooms one and two and the house bathroom.

**Bedroom One** 12' 1" x 11' 5" ( 3.68m x 3.48m )

Having double glazed window to the front, walk in storage cupboard and central heating radiator.

**Bedroom Two** 11' 5" x 6' 8" ( 3.48m x 2.03m )

Having double glazed window to the rear and central heating radiator.

**Bathroom** 

Fitted with a coloured suite that comprises bath, wash hand basin, WC, double glazed window to the rear and central heating radiator.

**Second Floor Landing** 

Having access to bedrooms three and four.

**Bedroom Three** 11'  x 11' 6" ( 3.35m x 3.51m )

Having double glazed dormer window to the front and central heating radiator.

**Bedroom Four** 11'  x 6' 9" extending to 11' 10" ( 3.35m x 2.06m extending to 3.61m )

Having double glazed dormer window to the front and central heating radiator.

**DIRECTIONS**

Please see the map or contact the office for further details

1. MONEY LAUNDERING REGULATIONS: Intending purchasers will be asked to produce identification documentation at a later stage and we would ask for your co-operation in order that there will be no delay in agreeing the sale.

2. General: While we endeavour to make our sales particulars fair, accurate and reliable, they are only a general guide to the property and, accordingly, if there is any point which is of particular importance to you, please contact the office and we will be pleased to check the position for you, especially if you are contemplating travelling some distance to view the property.

3. Measurements: These approximate room sizes are only intended as general guidance. You must verify the dimensions carefully before ordering carpets or any built-in furniture.

4. Services: Please note we have not tested the services or any of the equipment or appliances in this property, accordingly we strongly advise prospective buyers to commission their own survey or service reports before finalising their offer to purchase.

5. THESE PARTICULARS ARE ISSUED IN GOOD FAITH BUT DO NOT CONSTITUTE REPRESENTATIONS OF FACT OR FORM PART OF ANY OFFER OR CONTRACT. THE MATTERS REFERRED TO IN THESE PARTICULARS SHOULD BE INDEPENDENTLY VERIFIED BY PROSPECTIVE BUYERS OR TENANTS. NEITHER SEQUENCE (UK) LIMITED NOR ANY OF ITS EMPLOYEES OR AGENTS HAS ANY AUTHORITY TO MAKE OR GIVE ANY REPRESENTATION OR WARRANTY WHATEVER IN RELATION TO THIS PROPERTY.

## Property Photos

- ![Photo](/listings/photos/50886935/733164)
- ![Photo](/listings/photos/50886935/733165)
- ![Photo](/listings/photos/50886935/733166)
- ![Photo](/listings/photos/50886935/733167)
- ![Photo](/listings/photos/50886935/733168)
- ![Photo](/listings/photos/50886935/733169)
- ![Photo](/listings/photos/50886935/733170)
- ![Photo](/listings/photos/50886935/733171)

## Floorplans

- ![Floorplan 1](/listings/photos/50886935/733172) - Floorplan 1

## EPC Graphs

- ![EPC 1](/listings/photos/50886935/733173) - EPC 1

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 16 STANLEY TERRACE, LEEDS, WEST YORKSHIRE, LS9 7AF | £170,000 | 28/01/2026 | Terraced |

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 32 BEXLEY TERRACE, LEEDS, WEST YORKSHIRE, LS8 5NX | £110,000 | 19/12/2025 | Terraced |
| 3 DARFIELD VILLAS, LEEDS, WEST YORKSHIRE, LS8 5DJ | £182,000 | 08/12/2025 | Terraced |
| 7 STANLEY PLACE, LEEDS, WEST YORKSHIRE, LS9 7BP | £100,000 | 29/08/2025 | Terraced |
| 5 DARFIELD CRESCENT, LEEDS, WEST YORKSHIRE, LS8 5DA | £85,000 | 12/08/2025 | Terraced |
| 14 ASHLEY AVENUE, LEEDS, WEST YORKSHIRE, LS9 7AG | £130,000 | 22/04/2025 | Terraced |
| 28 BEXLEY TERRACE, LEEDS, WEST YORKSHIRE, LS8 5NX | £75,000 | 26/03/2025 | Terraced |
| 7 ASHTON AVENUE, LEEDS, WEST YORKSHIRE, LS8 5BX | £120,000 | 21/03/2025 | Terraced |
| 31 DARFIELD PLACE, LEEDS, WEST YORKSHIRE, LS8 5DD | £120,000 | 06/02/2025 | Terraced |
| 10 ASHTON AVENUE, LEEDS, WEST YORKSHIRE, LS8 5BX | £96,000 | 20/11/2023 | Terraced |
| 7 ASHTON AVENUE, LEEDS, WEST YORKSHIRE, LS8 5BX | £51,529 | 03/11/2023 | Terraced |
| 14 DARFIELD AVENUE, LEEDS, WEST YORKSHIRE, LS8 5DF | £126,000 | 09/10/2023 | Terraced |
| 1 COMPTON AVENUE, LEEDS, WEST YORKSHIRE, LS9 7BW | £124,000 | 01/09/2023 | Terraced |
| 27 ASHTON TERRACE, LEEDS, WEST YORKSHIRE, LS8 5BU | £123,000 | 16/08/2023 | Terraced |
| 19 BEXLEY GROVE, LEEDS, WEST YORKSHIRE, LS8 5NZ | £60,000 | 03/08/2023 | Terraced |
| 12 FLORENCE MOUNT, LEEDS, WEST YORKSHIRE, LS9 7AU | £92,000 | 28/07/2023 | Terraced |
| 139 BAYSWATER ROAD, LEEDS, WEST YORKSHIRE, LS8 5NT | £125,000 | 14/07/2023 | Terraced |
| 16 ASHTON AVENUE, LEEDS, WEST YORKSHIRE, LS8 5BX | £70,000 | 30/06/2023 | Terraced |
| 15 DARFIELD STREET, LEEDS, WEST YORKSHIRE, LS8 5DB | £62,000 | 20/04/2023 | Terraced |
| 25 DARFIELD STREET, LEEDS, WEST YORKSHIRE, LS8 5DB | £104,000 | 14/02/2023 | Terraced |
| 1 FLORENCE GROVE, LEEDS, WEST YORKSHIRE, LS9 7AN | £85,000 | 09/12/2022 | Terraced |

**Area average:** £102,026 (20 sales)

## Price vs local average

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

- **Local average:** £133,399 (54 Terraced, LS9, 2024–2026)
- **Deviation:** -25%

## 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):** £1,197/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 |
|------|------|------|------|------|
| 4 Bed Terraced House, Ashley Terrace, LS9 | £995/mo | 4 | 0.04 miles | OpenRent |
| 4 Bed Terraced House, Strathmore View, LS9 | £1,195/mo | 4 | 0.27 miles | OpenRent |
| 4 Bed Terraced House, Gathorne Terrace, LS8 | £1,300/mo | 4 | 0.48 miles | OpenRent |

**Average rent: £1,163/mo (3 listings)**

## 1% Rule

- **Rent ratio:** 1.2% (strong)
- **Max investor price (0.8%):** £149,375
- **Target investor price (1%):** £119,500

*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 £1,195/mo).*

- **Gross yield:** 14.3%
- **Cost-to-rent:** 7×
- **Monthly cashflow:** £657/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 27.2%

*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:** £926/m²

## Capital growth trend

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

- **5y growth:** 19.4%
- **10y growth:** 73.6%

## House Price Index (HM Land Registry)

*Official index for Leeds; Terraced series; as of March 2026.*

- **1y growth (index):** 2.8%
- **5y growth (index):** 23%
- **10y growth (index):** 63%

## 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)