Sold STC Semi-detached

12 PARKSTONE AVENUE

LEEDS, WEST YORKSHIRE LS16 6EN

3 beds 1 baths 926 sq ft Listed 2 Jun 2023 (-1112d)

£295,000

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# 3 bedroom semi-detached house for sale (LS16 6EN)

## Property Details

| Key | Value |
|-----|-------|
| Address | 12 PARKSTONE AVENUE, LEEDS, WEST YORKSHIRE LS16 6EN |
| Price | £295,000 |
| Bedrooms | 3 |
| Bathrooms | 1 |
| Construction age | England and Wales: 1930-1949 |
| Floor area | 86 m² |
| Last sold | £295,000 Aug 2023 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Expiry date:** 14/06/2033
- **Est. upgrade cost to C:** £14,725

### Recommendations
- A (£100 - £350)
- B (£500 - £1,500)
- W1 (£800 - £1,200)
- G (£350 - £450)
- I (£2,200 - £3,000)
- 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/8137-8726-0200-0665-7292)

## Description

We are delighted to offer for sale this 3 bedroom semi detached house located in this very popular area near to amenities and transport links plus within catchment of OFSTED 'Good' Primary and Secondary schools.

The property has been well maintained and upgraded as required by the current owners and offers well presented accommodation over 2 floors with the scope for further improvement and extending*. There is a modern style kitchen with cooker and fridge plus modern bathroom and separate WC. The home benefits from gas central heating, PVCu double glazing plus alarm. Items of further note include the addition of a secure porch to the front, feature walk in bay windows to reception room 1 plus bedroom 1, gas fires with surrounds to both reception rooms plus fitted wardrobes to bedroom 2. There are ample sockets and media points to the property. The home is ready to move in with flooring and blinds included as fitted.

To the ground floor is a secure porch, entrance hall, 2 reception rooms plus a kitchen. Off the first floor landing are 3 well proportioned bedrooms plus a bathroom and separate WC. There is a part boarded loft with light and power.

Externally the property benefits from well presented gardens to the front and rear with the rear being a particularly impressive size with a mix of patio, lawns, planting and trees plus a greenhouse and external tap. There is driveway parking for 2+ cars leading to an over length garage (7.26m x 2.79m) with power and alarm.

Tenure - Freehold

Council Tax - Band C

The property comprises.

**Ground Floor** -

**Porch** - 2.09m x 0.70m (6'10" x 2'3") - With fitted carpets.

**Entrance Hall** - With fitted carpets. Access to store.

**Front Reception Room** - 3.83m(max) x 3.78m(max) (12'6"(max) x 12'4"(max)) - Having a walk in bay plus gas fire and feature surround. With carpets and blinds.

**Rear Reception Room** - 3.78m(max) x 3.77m(max) (12'4"(max) x 12'4"(max)) - With gas fire and surround. Having carpets and blinds.

**Kitchen** - 2.36m x 2.24m (7'8" x 7'4") - Having a range of wall and base units with complimenting laminate worktops and tiling. With a cooker and fridge plus fitted carpets. Door leading to rear garden.

**First Floor** -

**Landing** - With fitted carpets.

**Bedroom 1** - 3.90m(max) x 3.47m(max) (12'9"(max) x 11'4"(max)) - With walk in bay window plus carpets and blinds.

**Bedroom 2** - 3.79m(max) x 3.33m(max) (12'5"(max) x 10'11"(max)) - With fitted wardrobes plus vanity, carpets and blinds.

**Bedroom 3** - 2.17m x 2.14m (7'1" x 7'0") - With fitted carpets.

**Bathroom** - 2.25m(max) x 1.51m(max) (7'4"(max) x 4'11"(max)) - Having modern white sanitary ware with shower and screen to bath, tiling and vinyl flooring plus window blind. access to storage.

**Wc** - 1.40m x 0.80m (4'7" x 2'7") - Having modern sanitary ware with tiling and vinyl flooring.

**External** - Externally the property benefits from well presented gardens to the front and rear with the rear being a particularly impressive size with a mix of patio, lawns, planting and trees plus a greenhouse and external tap. There is driveway parking for 2+ cars leading to an over length garage (7.26m x 2.79m) with power and alarm.

* Subject to necessary consents

## Property Photos

- ![IMG_7491.JPG](/listings/photos/135646994/693997) - IMG_7491.JPG
- ![Front Reception Room](/listings/photos/135646994/694001) - Front Reception Room
- ![Rear Reception Room](/listings/photos/135646994/694005) - Rear Reception Room
- ![Kitchen](/listings/photos/135646994/694008) - Kitchen
- ![Entrance Hall](/listings/photos/135646994/694012) - Entrance Hall
- ![Bedroom 1](/listings/photos/135646994/694015) - Bedroom 1
- ![Bedroom 2](/listings/photos/135646994/694021) - Bedroom 2
- ![Bedroom 3](/listings/photos/135646994/694031) - Bedroom 3
- ![Bathroom](/listings/photos/135646994/694034) - Bathroom
- ![WC](/listings/photos/135646994/694044) - WC
- ![EXTERNAL](/listings/photos/135646994/694050) - EXTERNAL
- ![EXTERNAL](/listings/photos/135646994/694053) - EXTERNAL
- ![EXTERNAL](/listings/photos/135646994/694056) - EXTERNAL
- ![EXTERNAL](/listings/photos/135646994/694060) - EXTERNAL
- ![EXTERNAL](/listings/photos/135646994/694063) - EXTERNAL

## Floorplans

- ![12 Parkstone , Avenue, Leeds.jpg](/listings/photos/135646994/694066) - 12 Parkstone , Avenue, Leeds.jpg

## FENSA Certificates

This property has 1 FENSA certificate(s) on record.

### FENSA Certificate #3096956
- **Address:** 12 Parkstone Avenue, LEEDS, LS16 6EN
- **Certificate Issued:** 04/10/2005
- **Work Completed:** 07/09/2005
- **Items:** 1 window(s), 1 door(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 12 PARKSTONE AVENUE, LEEDS, WEST YORKSHIRE, LS16 6EN | £295,000 | 18/08/2023 | 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 |
|---------|-------|------|------|
| 401 SPEN LANE, LEEDS, WEST YORKSHIRE, LS16 6JG | £338,000 | 24/03/2025 | Semi-detached |
| 42 BLACKTHORN LANE, LEEDS, WEST YORKSHIRE, LS16 6TJ | £361,805 | 20/12/2024 | Semi-detached |
| 4 WYNFORD MOUNT, LEEDS, WEST YORKSHIRE, LS16 6JH | £315,000 | 04/04/2024 | Semi-detached |
| [Same street] 28 PARKSTONE AVENUE, LEEDS, WEST YORKSHIRE, LS16 6EN | £272,500 | 15/01/2024 | Semi-detached |
| 14 WYNFORD MOUNT, LEEDS, WEST YORKSHIRE, LS16 6JH | £385,000 | 28/11/2023 | Semi-detached |
| 27 WYNFORD TERRACE, LEEDS, WEST YORKSHIRE, LS16 6HU | £337,000 | 29/09/2023 | Semi-detached |
| [Same street] 16 PARKSTONE AVENUE, LEEDS, WEST YORKSHIRE, LS16 6EN | £296,000 | 24/08/2023 | Semi-detached |
| [Same street] 74 PARKSTONE AVENUE, LEEDS, WEST YORKSHIRE, LS16 6EN | £375,000 | 17/08/2023 | Semi-detached |
| [Same street] 2 PARKSTONE AVENUE, LEEDS, WEST YORKSHIRE, LS16 6EN | £259,400 | 17/03/2023 | Semi-detached |
| 3 PARKSTONE PLACE, LEEDS, WEST YORKSHIRE, LS16 6EP | £180,000 | 22/12/2022 | Semi-detached |
| 6 MOOR GRANGE RISE, LEEDS, WEST YORKSHIRE, LS16 5BP | £425,000 | 19/12/2022 | Semi-detached |
| 423 SPEN LANE, LEEDS, WEST YORKSHIRE, LS16 6JE | £387,000 | 22/09/2022 | Semi-detached |
| 98 RING ROAD, WEST PARK, LEEDS, WEST YORKSHIRE, LS16 6EL | £297,500 | 20/09/2022 | Semi-detached |
| 15 PARKSTONE MOUNT, LEEDS, WEST YORKSHIRE, LS16 6ES | £213,500 | 15/09/2022 | Semi-detached |
| 37 PARKSTONE GROVE, LEEDS, WEST YORKSHIRE, LS16 6ET | £245,000 | 22/04/2022 | Semi-detached |
| 82 RING ROAD, WEST PARK, LEEDS, WEST YORKSHIRE, LS16 6EL | £340,000 | 18/02/2022 | Semi-detached |
| 359 SPEN LANE, LEEDS, WEST YORKSHIRE, LS16 5BR | £382,500 | 16/12/2021 | Semi-detached |
| 37 WYNFORD TERRACE, LEEDS, WEST YORKSHIRE, LS16 6HU | £318,000 | 28/09/2021 | Semi-detached |
| 399 SPEN LANE, LEEDS, WEST YORKSHIRE, LS16 6JG | £311,000 | 23/09/2021 | Semi-detached |
| [Same street] 18 PARKSTONE AVENUE, LEEDS, WEST YORKSHIRE, LS16 6EN | £289,950 | 25/06/2021 | Semi-detached |
| 409 SPEN LANE, LEEDS, WEST YORKSHIRE, LS16 6JE | £397,450 | 21/06/2021 | Semi-detached |

**Street average:** £298,570 (5 sales)
**Area average:** £327,110 (16 sales)

## Price vs local average

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

- **Local average:** £289,565 (62 Semi-detached, LS16, 2024–2026)
- **Deviation:** +1.9%

## Rental Range

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

- **Low:** £1,020/mo
- **Realistic:** £1,133/mo
- **Optimistic:** £1,246/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £848/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 |
|------|------|------|------|------|
| 3 Bed Semi-Detached House, Old Farm Approach, LS16 | £1,350/mo | 3 | 0.43 miles | OpenRent |
| 3 Bed Penthouse, Upper Headingley, LS16 | £1,999/mo | 3 | 0.78 miles | OpenRent |
| 3 Bed Flat, Otley Road, LS16 | £1,300/mo | 3 | 0.98 miles | OpenRent |
| 3 Bed Semi-Detached House, Tinshill Lane, LS16 | £1,700/mo | 3 | 1.01 miles | OpenRent |

**Average rent: £1,587/mo (4 listings)**

## 1% Rule

- **Rent ratio:** 0.52% (weak for cashflow)
- **Max investor price (0.8%):** £190,625
- **Target investor price (1%):** £152,500

*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 £1,525/mo).*

- **Gross yield:** 6.2%
- **Cost-to-rent:** 16.1×
- **Monthly cashflow:** £186/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 2.6%

*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:** £3,430/m²

## Capital growth trend

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

- **5y growth:** -3%
- **10y growth:** 25%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 3.3%
- **5y growth (index):** 23.3%
- **10y growth (index):** 62.4%

## 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)

IMG_7491.JPG Front Reception Room Rear Reception Room Kitchen Entrance Hall Bedroom 1 Bedroom 2 Bedroom 3 Bathroom WC EXTERNAL EXTERNAL EXTERNAL EXTERNAL EXTERNAL

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Property details

Tenure

FREEHOLD

Floor area

86 m²

EPC rating

Year built

England and Wales: 1930-1949

Last sold

£295,000 Aug 2023

Price per m²

£3,430/m²

Local average

£289,565 (+1.9%)

Deprivation

Decile 8 (26,834 of 33,755)

Street crime

180 incidents within 1 mile (Apr 2026)

Key features

PRICED TO SELL NOW!!!!
SCOPE FOR MODERNISATION/EXTENSION*
GREAT LOCATION NEAR TO AMENITIES & TRANSPORT LINKS
2 RECEPTION ROOMS
3 WELL PROPORTIONED BEDROOMS
GAS CENTRAL HEATING, PVCu DOUBLE GLAZING & ALARM
READY TO MOVE IN WITH FLOORING & BLINDS INCLUDED
DRIVEWAY PARKING FOR 2+ CARS PLUS OVER LENGTH GARAGE
IMPRESSIVE & WELL PRESENTED GARDENS
MUST BE VIEWED!!!

Additional details

Parking: Yes
Garden: Yes

Description

PRICED TO SELL NOW!!! Semi detached house in popular location with impressive plot having scope for further modernisation and extending*. 2 reception rooms plus 3 well proportioned bedrooms. Driveway parking plus over length garage. MUST BE VIEWED!!

We are delighted to offer for sale this 3 bedroom semi detached house located in this very popular area near to amenities and transport links plus within catchment of OFSTED 'Good' Primary and Secondary schools.

The property has been well maintained and upgraded as required by the current owners and offers well presented accommodation over 2 floors with the scope for further improvement and extending*. There is a modern style kitchen with cooker and fridge plus modern bathroom and separate WC. The home benefits from gas central heating, PVCu double glazing plus alarm. Items of further note include the addition of a secure porch to the front, feature walk in bay windows to reception room 1 plus bedroom 1, gas fires with surrounds to both reception rooms plus fitted wardrobes to bedroom 2. There are ample sockets and media points to the property. The home is ready to move in with flooring and blinds included as fitted.

To the ground floor is a secure porch, entrance hall, 2 reception rooms plus a kitchen. Off the first floor landing are 3 well proportioned bedrooms plus a bathroom and separate WC. There is a part boarded loft with light and power.

Externally the property benefits from well presented gardens to the front and rear with the rear being a particularly impressive size with a mix of patio, lawns, planting and trees plus a greenhouse and external tap. There is driveway parking for 2+ cars leading to an over length garage (7.26m x 2.79m) with power and alarm.

Tenure - Freehold
Council Tax - Band C

The property comprises.

Ground Floor -

Porch - 2.09m x 0.70m (6'10" x 2'3") - With fitted carpets.

Entrance Hall - With fitted carpets. Access to store.

Front Reception Room - 3.83m(max) x 3.78m(max) (12'6"(max) x 12'4"(max)) - Having a walk in bay plus gas fire and feature surround. With carpets and blinds.

Rear Reception Room - 3.78m(max) x 3.77m(max) (12'4"(max) x 12'4"(max)) - With gas fire and surround. Having carpets and blinds.

Kitchen - 2.36m x 2.24m (7'8" x 7'4") - Having a range of wall and base units with complimenting laminate worktops and tiling. With a cooker and fridge plus fitted carpets. Door leading to rear garden.

First Floor -

Landing - With fitted carpets.

Bedroom 1 - 3.90m(max) x 3.47m(max) (12'9"(max) x 11'4"(max)) - With walk in bay window plus carpets and blinds.

Bedroom 2 - 3.79m(max) x 3.33m(max) (12'5"(max) x 10'11"(max)) - With fitted wardrobes plus vanity, carpets and blinds.

Bedroom 3 - 2.17m x 2.14m (7'1" x 7'0") - With fitted carpets.

Bathroom - 2.25m(max) x 1.51m(max) (7'4"(max) x 4'11"(max)) - Having modern white sanitary ware with shower and screen to bath, tiling and vinyl flooring plus window blind. access to storage.

Wc - 1.40m x 0.80m (4'7" x 2'7") - Having modern sanitary ware with tiling and vinyl flooring.

External - Externally the property benefits from well presented gardens to the front and rear with the rear being a particularly impressive size with a mix of patio, lawns, planting and trees plus a greenhouse and external tap. There is driveway parking for 2+ cars leading to an over length garage (7.26m x 2.79m) with power and alarm.

* Subject to necessary consents

Listed by

The Home Supermarket

Reference: 135646994

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: B

Inspection date: 15/06/2023

Expiry date: 14/06/2033

Est. upgrade cost to C: £14,725

EPC D or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

Increase loft insulation to 270 mm (£100 - £350)
Cavity wall insulation (£500 - £1,500)
Floor insulation (suspended floor) (£800 - £1,200)
Upgrade heating controls (£350 - £450)
Replace boiler with new condensing boiler (£2,200 - £3,000)
Solar water heating (£4,000 - £6,000)
Solar photovoltaic panels, 2.5 kWp (£3,500 - £5,500)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

12 Parkstone , Avenue, Leeds.jpg

FENSA Certificates

This property has 1 FENSA certificate(s) on record, indicating window/door installations by FENSA-approved installers.

FENSA Certificate #3096956

Property Details

Street: 12 Parkstone Avenue

Town: LEEDS

Postcode: LS16 6EN

Installation Details

Items: 1 window and 1 door

Certificate Issued: 04/10/2005

Work Completed: 07/09/2005

This certificate data was retrieved from FENSA's database

What is FENSA? FENSA (Fenestration Self-Assessment Scheme) is a government-authorised scheme that monitors building regulation compliance for replacement windows and doors. Certificates indicate that work was completed by FENSA-approved installers.

Price history

Event	Date	Price	% change
Sold	18/08/2023 (2 years ago)	£295,000	—

Source: HM Land Registry Price Paid Data. Crown copyright.

Sold Comparables

Same street and nearby sales within 0.25 miles (last 5 years). Data from Land Registry Price Paid.

Address	Price	Date	Type
401 SPEN LANE, LEEDS, WEST YORKSHIRE, LS16 6JG	£338,000	24/03/2025	Semi-detached
42 BLACKTHORN LANE, LEEDS, WEST YORKSHIRE, LS16 6TJ	£361,805	20/12/2024	Semi-detached
4 WYNFORD MOUNT, LEEDS, WEST YORKSHIRE, LS16 6JH	£315,000	04/04/2024	Semi-detached
Same street 28 PARKSTONE AVENUE, LEEDS, WEST YORKSHIRE, LS16 6EN	£272,500	15/01/2024	Semi-detached
14 WYNFORD MOUNT, LEEDS, WEST YORKSHIRE, LS16 6JH	£385,000	28/11/2023	Semi-detached
27 WYNFORD TERRACE, LEEDS, WEST YORKSHIRE, LS16 6HU	£337,000	29/09/2023	Semi-detached
Same street 16 PARKSTONE AVENUE, LEEDS, WEST YORKSHIRE, LS16 6EN	£296,000	24/08/2023	Semi-detached
Same street 74 PARKSTONE AVENUE, LEEDS, WEST YORKSHIRE, LS16 6EN	£375,000	17/08/2023	Semi-detached
Same street 2 PARKSTONE AVENUE, LEEDS, WEST YORKSHIRE, LS16 6EN	£259,400	17/03/2023	Semi-detached
3 PARKSTONE PLACE, LEEDS, WEST YORKSHIRE, LS16 6EP	£180,000	22/12/2022	Semi-detached
6 MOOR GRANGE RISE, LEEDS, WEST YORKSHIRE, LS16 5BP	£425,000	19/12/2022	Semi-detached
423 SPEN LANE, LEEDS, WEST YORKSHIRE, LS16 6JE	£387,000	22/09/2022	Semi-detached
98 RING ROAD, WEST PARK, LEEDS, WEST YORKSHIRE, LS16 6EL	£297,500	20/09/2022	Semi-detached
15 PARKSTONE MOUNT, LEEDS, WEST YORKSHIRE, LS16 6ES	£213,500	15/09/2022	Semi-detached
37 PARKSTONE GROVE, LEEDS, WEST YORKSHIRE, LS16 6ET	£245,000	22/04/2022	Semi-detached
82 RING ROAD, WEST PARK, LEEDS, WEST YORKSHIRE, LS16 6EL	£340,000	18/02/2022	Semi-detached
359 SPEN LANE, LEEDS, WEST YORKSHIRE, LS16 5BR	£382,500	16/12/2021	Semi-detached
37 WYNFORD TERRACE, LEEDS, WEST YORKSHIRE, LS16 6HU	£318,000	28/09/2021	Semi-detached
399 SPEN LANE, LEEDS, WEST YORKSHIRE, LS16 6JG	£311,000	23/09/2021	Semi-detached
Same street 18 PARKSTONE AVENUE, LEEDS, WEST YORKSHIRE, LS16 6EN	£289,950	25/06/2021	Semi-detached
409 SPEN LANE, LEEDS, WEST YORKSHIRE, LS16 6JE	£397,450	21/06/2021	Semi-detached

Street average: £298,570 (5 sales)

Area average: £327,110 (16 sales)

Capital growth trend

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

5y growth -3%

10y growth 25%

House Price Index (HM Land Registry — official index, not sold-price averages): Leeds. Series: Semi-detached. As of March 2026.

1y (index) 3.3%

5y (index) 23.3%

10y (index) 62.4%

Rental Range

Estimated market rent for Leeds. Low = conservative, Realistic = average, Optimistic = best case.

Low £1,020/mo

Realistic £1,133/mo

Optimistic £1,246/mo

Based on Local Authority from postcode lookup → Leeds.

LHA (30th percentile) floor for Leeds: £848/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View LS16 6EN

Nearby

Nearest stations, universities and amenities (distance from property).

Type	Name	Distance
Bus stop	Spen Lane Wynford Mount	0.1 miles
Shop	Co-op Food	0.5 miles
Shop	West Park	0.5 miles
University	Reception/Helpzone	0.9 miles
Train station	Horsforth	1.3 miles
Train station	Kirkstall Forge	1.4 miles
University	Carnegie Pavilion	1.7 miles
Hospital	Sir Karl Cohen Square	3.0 miles
Hospital	Paul Sykes Urology Centre	3.9 miles

Street-level crime

Category	Count
Violence and sexual offences	77
Public order	21
Burglary	16
Vehicle crime	16
Other theft	11
Anti-social behaviour	10
Criminal damage and arson	10
Shoplifting	8
Other crime	6
Robbery	4
Bicycle theft	1
Total incidents	180

Within 1 mile during Apr 2026. Source: data.police.uk (England & Wales).

Schools nearby

Nearest open schools with Ofsted ratings (England). Closed schools are not shown. Data from Get Information about Schools and Ofsted.

Name	Type	Distance	Ofsted
Iveson Primary School	Primary	0.3 miles	Good — 16 Jun 2015
Lawnswood School	Secondary	0.4 miles	Good — 30 Oct 2013
Abbey Grange Church of England Academy	Secondary	0.4 miles	Good — 6 Mar 2012
St Chad's Church of England Primary School	Primary	0.5 miles	Good — 25 Sep 2024
Holy Name Catholic Voluntary Academy	Primary	0.6 miles	Good — 19 Sep 2018

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
3 Bed Semi-Detached House, Old Farm Approach, LS16	£1,350/mo	3	0.43 miles	OpenRent
3 Bed Penthouse, Upper Headingley, LS16	£1,999/mo	3	0.78 miles	OpenRent
3 Bed Flat, Otley Road, LS16	£1,300/mo	3	0.98 miles	OpenRent
3 Bed Semi-Detached House, Tinshill Lane, LS16	£1,700/mo	3	1.01 miles	OpenRent

Average rent: £1,587/mo (4 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.52%

Max investor price (0.8%) £190,625

Target investor price (1%) £152,500

Gross yield 6.2%

Cost-to-rent ratio 16.1×

Monthly cashflow £186/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 2.6%

Rent ratio — Monthly rent ÷ purchase price (1% rule). 1%+ = strong, 0.8–1% = okay, <0.8% = weak for cashflow.
Max investor price — Rent ÷ 0.8%; the price at which rent would be 0.8% of price (Stoke-style target).
Target investor price — Rent ÷ 1%; the price at which rent would be 1% of price (strong cashflow band).
Gross yield — Annual rent as % of purchase price (no costs).
Cost-to-rent — Price ÷ annual rent (from OpenRent comparables). Under 14× = strong, 14–16× = acceptable, 17×+ = compressed.
Cashflow — Rent minus 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).

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