# 2 bedroom terraced house for sale (LS5 3HJ) ## Property Details | Key | Value | |-----|-------| | Address | 8 VICARAGE PLACE, LEEDS, WEST YORKSHIRE LS5 3HJ | | Price | £199,950 | | Bedrooms | 2 | | Bathrooms | 1 | | Council tax | A | | Construction age | England and Wales: 1900-1929 | | Floor area | 67 m² | | Last sold | £195,000 Jan 2025 | ## EPC Rating & Upgrade Cost - **Current rating:** D - **Potential rating:** B - **Expiry date:** 25/04/2032 - **Current heating cost:** £729/year - **Est. upgrade cost to C:** £21,600 ### Recommendations - A3 (£1,500 - £2,700) - Q (£4,000 - £14,000) - W1 (£800 - £1,200) - 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/2502-1224-8270-0136-2222) ## Description WELL PRESENTED, VERY CHARACTERFUL TWO BED TERRACE - SOUGHT AFTER LOCATION - IDEAL FIRST HOME! INTERNAL INSPECTION IS HIGHLY RECOMMENDED of the very attractive two double bedroomed end back to back property, located in this extremely popular location, only a few minutes walk from the OPEN SPACES OF KIRKSTALL ABBEY, excellent shopping facilities and Headingley train station. With a LIGHT AND SPACIOUS FEEL THROUGHOUT, the property provides beautifully cared for accommodation ready to move into. Benefiting from modern living but retaining much loved original characterful features, including stripped varnished floorboards, cornicing & picture rail and a lovely solid fuel wood burning stove and a brick surround! Gas centrally heated and UPVC double glazed the property in brief also comprises; lounge, cellar offering useful storage, first floor double bedroom and a fantastic contemporary bathroom suite with walk in large tiled shower and a further good sized double bedroom on the second floor with dormer window. Externally, there is plenty of unrestricted on street parking and conveniently situated on the stone cobbled street to enjoy a very sunny afternoon/evening aspect! BEAUTIFUL HOME AND MUST SEE... CLICK ON VIRTUAL TOUR OR ON 'FULL DETAILS' FOR LOTS MORE INFORMATION ABOUT THE PROPERTY, THE LOCAL AREA, TRANSPORT LINKS AND SCHOOLS.Tenure – FreeholdPossession – Vacant PossessionAML - Under UK Law, Estate agents are required to carry out Anti Money Laundering (AML) checks in line with regulations and guidance set out by HMRC. These checks include identifying the source of funds used to purchase a property and conducting identity checks on their customers. For any intending purchaser, we will require evidence of funding to support any offer and we will carry out an electronic identity check. We may also need to request photographic identification and/or proof of address. ## Property Photos - ![Photo 1](/listings/photos/151203083/730559) - Photo 1 - ![Photo 2](/listings/photos/151203083/730560) - Photo 2 - ![Photo 4](/listings/photos/151203083/730561) - Photo 4 - ![Photo 15](/listings/photos/151203083/730562) - Photo 15 - ![Photo 16](/listings/photos/151203083/730563) - Photo 16 - ![Photo 6](/listings/photos/151203083/730564) - Photo 6 - ![Photo 7](/listings/photos/151203083/730565) - Photo 7 - ![Photo 8](/listings/photos/151203083/730567) - Photo 8 - ![Photo 11](/listings/photos/151203083/730569) - Photo 11 - ![Photo 12](/listings/photos/151203083/730571) - Photo 12 - ![Photo 17](/listings/photos/151203083/730575) - Photo 17 - ![Photo 18](/listings/photos/151203083/730576) - Photo 18 - ![Photo 19](/listings/photos/151203083/730578) - Photo 19 - ![Photo 20](/listings/photos/151203083/730586) - Photo 20 ## Floorplans - ![Floorplan 1](/listings/photos/151203083/730599) - Floorplan 1 ## EPC Graphs - ![Energy Performance Certificate](/listings/photos/151203083/730610) - Energy Performance Certificate ## FENSA Certificates This property has 2 FENSA certificate(s) on record. ### FENSA Certificate #7283184 - **Address:** 8 Vicarage Place, LEEDS, LS5 3HJ - **Certificate Issued:** 05/04/2010 - **Work Completed:** 26/03/2010 - **Items:** 1 door(s) ### FENSA Certificate #1575843 - **Address:** 8 Vicarage Place, Kirkstall, LS5 3HJ - **Certificate Issued:** 22/03/2004 - **Work Completed:** 09/12/2003 - **Items:** 5 window(s), 1 door(s) ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 8 VICARAGE PLACE, LEEDS, WEST YORKSHIRE, LS5 3HJ | £195,000 | 03/01/2025 | Terraced | | 8 VICARAGE PLACE, LEEDS, WEST YORKSHIRE, LS5 3HJ | £124,000 | 14/09/2015 | Terraced | | 8 VICARAGE PLACE, LEEDS, WEST YORKSHIRE, LS5 3HJ | £117,500 | 22/10/2004 | Terraced | | 8 VICARAGE PLACE, LEEDS, WEST YORKSHIRE, LS5 3HJ | £51,000 | 19/05/2000 | 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 | |---------|-------|------|------| | 8 STATION PARADE, LEEDS, WEST YORKSHIRE, LS5 3HG | £217,500 | 21/11/2025 | Terraced | | 12 VICARAGE AVENUE, LEEDS, WEST YORKSHIRE, LS5 3HH | £170,000 | 31/10/2025 | Terraced | | 11 HESKETH TERRACE, LEEDS, WEST YORKSHIRE, LS5 3EX | £245,000 | 11/07/2025 | Terraced | | 35 CHURCH STREET, KIRKSTALL, LEEDS, WEST YORKSHIRE, LS5 3HZ | £250,000 | 31/01/2025 | Terraced | | 9 VICARAGE AVENUE, LEEDS, WEST YORKSHIRE, LS5 3HH | £197,750 | 09/11/2023 | Terraced | | [Same street] 7 VICARAGE PLACE, LEEDS, WEST YORKSHIRE, LS5 3HJ | £165,000 | 30/10/2023 | Terraced | | 23 MORRIS VIEW, LEEDS, WEST YORKSHIRE, LS5 3EY | £222,500 | 23/10/2023 | Terraced | | 22 MORRIS GROVE, LEEDS, WEST YORKSHIRE, LS5 3EZ | £237,500 | 22/09/2023 | Terraced | | 24 MORRIS GROVE, LEEDS, WEST YORKSHIRE, LS5 3EZ | £232,000 | 05/07/2023 | Terraced | | 7 VICARAGE AVENUE, LEEDS, WEST YORKSHIRE, LS5 3HH | £199,950 | 21/10/2022 | Terraced | | 21 VICTORIA ROAD, KIRKSTALL, LEEDS, WEST YORKSHIRE, LS5 3JB | £313,000 | 07/09/2022 | Terraced | | 3 VICARAGE TERRACE, LEEDS, WEST YORKSHIRE, LS5 3HL | £175,000 | 11/08/2022 | Terraced | | 15 VICARAGE AVENUE, LEEDS, WEST YORKSHIRE, LS5 3HH | £180,000 | 05/08/2022 | Terraced | | 16 VICARAGE AVENUE, LEEDS, WEST YORKSHIRE, LS5 3HH | £169,950 | 01/08/2022 | Terraced | | 4 PARK MOUNT, KIRKSTALL, LEEDS, WEST YORKSHIRE, LS5 3HE | £330,000 | 21/07/2022 | Terraced | | 6 MORRIS GROVE, LEEDS, WEST YORKSHIRE, LS5 3EZ | £240,250 | 21/07/2022 | Terraced | | 8 MORRIS GROVE, LEEDS, WEST YORKSHIRE, LS5 3EZ | £220,000 | 17/06/2022 | Terraced | | 8 STATION PARADE, LEEDS, WEST YORKSHIRE, LS5 3HG | £210,000 | 06/06/2022 | Terraced | | 60 STATION PARADE, LEEDS, WEST YORKSHIRE, LS5 3HG | £250,000 | 06/06/2022 | Terraced | | 11 HESKETH TERRACE, LEEDS, WEST YORKSHIRE, LS5 3EX | £215,500 | 06/05/2022 | Terraced | | [Same street] 1 VICARAGE PLACE, LEEDS, WEST YORKSHIRE, LS5 3HJ | £180,050 | 22/04/2022 | Terraced | | 4 GLEBE AVENUE, LEEDS, WEST YORKSHIRE, LS5 3HN | £180,000 | 28/03/2022 | Terraced | | [Same street] 6 VICARAGE PLACE, LEEDS, WEST YORKSHIRE, LS5 3HJ | £210,000 | 08/03/2022 | Terraced | | [Same street] 12 VICARAGE PLACE, LEEDS, WEST YORKSHIRE, LS5 3HJ | £190,500 | 02/03/2022 | Terraced | **Street average:** £186,388 (4 sales) **Area average:** £222,795 (20 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £215,500 (5 Terraced, LS5, 2024–2026) - **Deviation:** -7.2% ## 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 Terraced House, Norman View, LS5 | £1,400/mo | 2 | 0.22 miles | OpenRent | | 2 Bed Flat, Rivermill Court, LS5 | £1,100/mo | 2 | 0.4 miles | OpenRent | | 2 Bed Flat, Rivermill Court, LS5 | £775/mo | 2 | 0.42 miles | OpenRent | **Average rent: £1,092/mo (3 listings)** ## 1% Rule - **Rent ratio:** 0.55% (weak for cashflow) - **Max investor price (0.8%):** £137,500 - **Target investor price (1%):** £110,000 *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 £1,100/mo).* - **Gross yield:** 6.6% - **Cost-to-rent:** 15.1× - **Monthly cashflow:** £178/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** 3.7% *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:** £2,984/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 26.8% - **10y growth:** 44% ## 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)