# 2 bedroom semi-detached house for sale (LS12 3UT)

## Property Details

| Key | Value |
|-----|-------|
| Address | 16 ST JAMES MEWS, LEEDS, WEST YORKSHIRE LS12 3UT |
| Price | £185,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Council tax | B |
| Construction age | England and Wales: 1996-2002 |
| Floor area | 58 m² |
| Last sold | £185,000 Jul 2024 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Expiry date:** 21/01/2031
- **Current heating cost:** £461/year
- **Est. upgrade cost to C:** £10,185

### Recommendations
- A (£100 - £350)
- B4 (£300 - £600)
- E (£10)
- 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/4700-9227-0222-9020-0993)

## Description

Welcome to this inviting semi-detached house in this popular modern development but tucked away at the head of this quiet cul-de-sac! 

Offered for sale with no onward chain this modern two bedroom property is the perfect blend of affordability, comfort, and convenience. Bright and spacious, offering modern decor and ready to move into accommodation.

The well-maintained interior is designed for modern living, offering a quiet retreat from the hustle and bustle of daily life, with a spacious lounge and modern kitchen/diner. Two double bedrooms and bathroom with white three piece suite.

Step outside to enjoy the lovely rear garden or utilise the garage for parking or extra storage space. 

Whether you're a first-time buyer, a small family, or looking to downsize, this property has everything you need and more. Don't miss out on the opportunity to make this house your own and start creating lasting memories in this wonderful home!

## Property Photos

- ![Front Exterior](/listings/photos/146778740/1405437) - Front Exterior
- ![Lounge](/listings/photos/146778740/1405438) - Lounge
- ![Kitchen Area](/listings/photos/146778740/1405439) - Kitchen Area
- ![Dining Area](/listings/photos/146778740/1405440) - Dining Area
- ![Kitchen/Diner](/listings/photos/146778740/1405441) - Kitchen/Diner
- ![Bedroom One](/listings/photos/146778740/1405442) - Bedroom One
- ![Bedroom One](/listings/photos/146778740/1405443) - Bedroom One
- ![Bathroom](/listings/photos/146778740/1405444) - Bathroom
- ![Bedroom Two](/listings/photos/146778740/1405445) - Bedroom Two
- ![Garden](/listings/photos/146778740/1405446) - Garden
- ![Rear View](/listings/photos/146778740/1405447) - Rear View
- ![Front Exterior](/listings/photos/146778740/1405448) - Front Exterior

## Floorplans

- ![Floorplan](/listings/photos/146778740/1405449) - Floorplan

## EPC Graphs

- ![EPC Rating Graph](/listings/photos/146778740/1405450) - EPC Rating Graph

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 16 ST JAMES MEWS, LEEDS, WEST YORKSHIRE, LS12 3UT | £185,000 | 08/07/2024 | Semi-detached |
| 16 ST JAMES MEWS, LEEDS, WEST YORKSHIRE, LS12 3UT | £165,000 | 24/03/2023 | Semi-detached |
| 16 ST JAMES MEWS, LEEDS, WEST YORKSHIRE, LS12 3UT | £163,000 | 18/06/2021 | 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 |
|---------|-------|------|------|
| 5 ST MARYS PARK COURT, LEEDS, WEST YORKSHIRE, LS12 3UX | £290,000 | 03/07/2025 | Semi-detached |
| 54 ST MARYS PARK APPROACH, LEEDS, WEST YORKSHIRE, LS12 3UZ | £285,000 | 04/04/2025 | Semi-detached |
| 3 WESTFIELD AVENUE, LEEDS, WEST YORKSHIRE, LS12 3SJ | £335,000 | 10/11/2023 | Semi-detached |
| 8 HILL END CLOSE, LEEDS, WEST YORKSHIRE, LS12 3PP | £240,000 | 07/06/2023 | Semi-detached |
| 19 ST JAMES MEWS, LEEDS, WEST YORKSHIRE, LS12 3UT | £227,000 | 28/04/2023 | Semi-detached |
| 4 HILL END CLOSE, LEEDS, WEST YORKSHIRE, LS12 3PP | £205,000 | 19/12/2022 | Semi-detached |
| 3 HEIGHTS GREEN, LEEDS, WEST YORKSHIRE, LS12 3SR | £149,000 | 15/12/2022 | Semi-detached |
| 12 HEIGHTS WAY, LEEDS, WEST YORKSHIRE, LS12 3SN | £152,000 | 09/12/2022 | Semi-detached |
| 1 HEIGHTS WAY, LEEDS, WEST YORKSHIRE, LS12 3SN | £126,000 | 04/07/2022 | Semi-detached |
| 132 HEIGHTS WAY, LEEDS, WEST YORKSHIRE, LS12 3SS | £110,000 | 24/06/2022 | Semi-detached |
| 10 ST MARYS PARK CRESCENT, LEEDS, WEST YORKSHIRE, LS12 3UU | £177,000 | 23/05/2022 | Semi-detached |
| 12 ST MARYS PARK CRESCENT, LEEDS, WEST YORKSHIRE, LS12 3UU | £167,000 | 19/04/2022 | Semi-detached |
| 132 HEIGHTS WAY, LEEDS, WEST YORKSHIRE, LS12 3SS | £90,000 | 14/04/2022 | Semi-detached |
| 22 ST JAMES MEWS, LEEDS, WEST YORKSHIRE, LS12 3UT | £309,000 | 07/01/2022 | Semi-detached |
| 38 ST MARYS PARK APPROACH, LEEDS, WEST YORKSHIRE, LS12 3UZ | £274,995 | 06/01/2022 | Semi-detached |
| 12 FARROW ROAD, LEEDS, WEST YORKSHIRE, LS12 3TB | £150,000 | 27/10/2021 | Semi-detached |
| 9 ST MARYS PARK CRESCENT, LEEDS, WEST YORKSHIRE, LS12 3UU | £225,000 | 16/08/2021 | Semi-detached |

**Area average:** £206,588 (17 sales)

## Price vs local average

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

- **Local average:** £211,880 (46 Semi-detached, LS12, 2024–2026)
- **Deviation:** -12.7%

## Rental Range

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

- **Low:** £1,022/mo
- **Realistic:** £1,135/mo
- **Optimistic:** £1,249/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, Claremont Terrace, LS12 | £1,200/mo | 2 | 0.34 miles | OpenRent |

**Average rent: £1,200/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.65% (weak for cashflow)
- **Max investor price (0.8%):** £150,000
- **Target investor price (1%):** £120,000

*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 £1,200/mo).*

- **Gross yield:** 7.8%
- **Cost-to-rent:** 12.8×
- **Monthly cashflow:** £326/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 7.3%

*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:** £3,190/m²

## Capital growth trend

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

- **5y growth:** 20.5%
- **10y growth:** 36.8%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 4.2%
- **5y growth (index):** 25.5%
- **10y growth (index):** 62.8%

## 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)