# 2 bedroom duplex for rent (LS9 8FX)

## Property Details

| Key | Value |
|-----|-------|
| Address | APARTMENT 5, AIRE LOFTS, HAPPY WALK, LEEDS, WEST YORKSHIRE LS9 8FX |
| Price | £1,595 pcm |
| Bedrooms | 2 |
| Bathrooms | 2 |
| Council tax | E |
| Last sold | £295,000 Jul 2023 |

## Description

Mint Residential are pleased to offer to market this stunning two bedroom two bathroom duplex apartment located in a highly sought after new development just a few minutes walk from Leeds Dock. Offered furnished and available from January this beautiful apartment briefly comprises; private entrance with outside patio area, contemporary open plan living, kitchen and dining space The dining space benefits from French doors leading to the patio area, the kitchen space benefits from single oven, induction hob, dishwasher and a breakfast bar. The Living area benefits from two electronically operated windows. The ground floor accommodation is finished with a WC and a storage cupboard that houses a washer dryer. To the first floor there is a master bedroom with two Juliette balconies and a modern ensuite with large walk in shower and heated towel rail. The second bedroom also benefits from a ensuite with walk in shower and heated towel rail. 

## Property Photos

- ![Photo](/listings/photos/142429232/207384)
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- ![Photo](/listings/photos/142429232/207390)
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- ![Photo](/listings/photos/142429232/207401)
- ![Photo](/listings/photos/142429232/207406)
- ![Photo](/listings/photos/142429232/207412)

## Floorplans

- ![Floorplan 1](/listings/photos/142429232/207417) - Floorplan 1

## EPC Graphs

- ![EPC 1](/listings/photos/142429232/207425) - EPC 1

## Rental Range

*ONS Price Index of Private Rents (Yorkshire and The Humber). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £770/mo
- **Realistic:** £855/mo
- **Optimistic:** £941/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, Richmond Hill, LS9 | £995/mo | 2 | 0.24 miles | OpenRent |
| 2 Bed Flat, Atkinson St, LS10 | £1,325/mo | 2 | 0.35 miles | OpenRent |
| 2 Bed Terraced House, Clark Terrace, LS9 | £800/mo | 2 | 0.41 miles | OpenRent |

**Average rent: £1,040/mo (3 listings)**

## Rent-driven metrics

*Based on OpenRent comparables (median £995/mo).*

- **Gross yield:** 748.6%
- **Monthly cashflow:** £864/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 2242.1%

*Gross yield = annual rent as % of price (no costs). 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).*

## 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)