Sold Semi-detached

23 WYKEBECK VALLEY ROAD

LEEDS, WEST YORKSHIRE LS9 6NR

2 beds 678 sq ft Listed 12 Dec 2012 (-4942d)

£89,500

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# 2 bedroom semi-detached house for sale (LS9 6NR)

## Property Details

| Key | Value |
|-----|-------|
| Address | 23 WYKEBECK VALLEY ROAD, LEEDS, WEST YORKSHIRE LS9 6NR |
| Price | £89,500 |
| Bedrooms | 2 |
| Construction age | England and Wales: 1950-1966 |
| Floor area | 63 m² |
| Last sold | £75,000 Sep 2013 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Expiry date:** 19/08/2022 — **EXPIRED** (no longer valid for marketing or letting)
- **Current heating cost:** £500/year
- **Est. upgrade cost to C:** £22,250

### Recommendations
- G (£350 - £450)
- I (£2,200 - £3,000)
- N (£4,000 - £6,000)
- U (£9,000 - £14,000)
- V (£1,500 - £4,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/8203-4100-3129-2627-6823)

## Description

Lounge4.24m(13'11'') x 4.06m(13'4'')

Double Glazed and Radiator. This pleasant lounge has an  attractive fireplace and good views over neat walled garden and green valley beyond.

Diining Kitchen5.09m(16'8'') x 2.01m(6'7'')

Double Glazed and Radiator. Good sized dining kitchen with fully fitted units and a  pantry with direct access to the rear garden.

Hall4.16m(13'8'') x 1.23m(4'0'')

Double Glazed and Radiator. Hard wood front door with access to lounge and first floor

Bedroom One5.14m(16'10'') x 3.32m(10'11'')

Double Glazed and Radiator. Large bedroom with good views through two windows of the valley.

Bedroom Two3.11m(10'2'') x 3.01m(9'11'')

Double Glazed and Radiator. pleasant room with views over rear garden.

Shower Room1.86m(6'1'') x 1.65m(5'5'')

Double Glazed and Radiator. This room has been recently refurbished and has a white siute with floor to ceiling tiles.

Rear GardenPleasant large garden to the rear of the property. This has been finished to be fairly low maintenance and offers pleasant evening sunshine during summer.

These particulars, whilst believed to be accurate are set out as a general outline only for guidance and do not constitute any part of an offer or contract. Intending purchasers should not rely on them as statements of representation of fact, but must satisfy themselves by inspection or otherwise as to their accuracy. No person in this firms employment has the authority to make or give any representation or warranty in respect of the property.

## Property Photos

- ![Photo](/listings/photos/40308296/731016)
- ![Photo](/listings/photos/40308296/731025)
- ![Photo](/listings/photos/40308296/731033)
- ![Photo](/listings/photos/40308296/731040)
- ![Photo](/listings/photos/40308296/731045)
- ![Photo](/listings/photos/40308296/731051)
- ![Photo](/listings/photos/40308296/731056)
- ![Photo](/listings/photos/40308296/731060)

## EPC Graphs

- ![EPC 1](/listings/photos/40308296/731063) - EPC 1
- ![EPC 2](/listings/photos/40308296/731067) - EPC 2

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 23 WYKEBECK VALLEY ROAD, LEEDS, WEST YORKSHIRE, LS9 6NR | £75,000 | 23/09/2013 | 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 |
|---------|-------|------|------|
| 34 BRANDER CLOSE, LEEDS, WEST YORKSHIRE, LS9 6NZ | £170,000 | 18/07/2025 | Semi-detached |
| 89 WYKEBECK VALLEY ROAD, LEEDS, WEST YORKSHIRE, LS9 6PB | £140,000 | 21/11/2024 | Semi-detached |
| [Same street] 11 WYKEBECK VALLEY ROAD, LEEDS, WEST YORKSHIRE, LS9 6NR | £245,000 | 05/11/2024 | Semi-detached |
| 649 YORK ROAD, LEEDS, WEST YORKSHIRE, LS9 6NW | £240,000 | 15/12/2023 | Semi-detached |
| [Same street] 3 WYKEBECK VALLEY ROAD, LEEDS, WEST YORKSHIRE, LS9 6NR | £250,000 | 06/10/2023 | Semi-detached |
| 1 SOUTH FARM ROAD, LEEDS, WEST YORKSHIRE, LS9 6NY | £145,000 | 21/07/2023 | Semi-detached |
| [Same street] 19 WYKEBECK VALLEY ROAD, LEEDS, WEST YORKSHIRE, LS9 6NR | £132,000 | 21/04/2023 | Semi-detached |
| 20 HARRISON CRESCENT, LEEDS, WEST YORKSHIRE, LS9 6NP | £214,000 | 15/12/2022 | Semi-detached |
| 15 ASH TREE GARTH, LEEDS, WEST YORKSHIRE, LS9 6PN | £275,000 | 09/12/2022 | Semi-detached |
| 21 BRANDER CLOSE, LEEDS, WEST YORKSHIRE, LS9 6NZ | £125,000 | 30/11/2022 | Semi-detached |
| 21 HARRISON CRESCENT, LEEDS, WEST YORKSHIRE, LS9 6NP | £233,000 | 01/11/2022 | Semi-detached |
| 13 ASH TREE GARTH, LEEDS, WEST YORKSHIRE, LS9 6PN | £275,000 | 31/10/2022 | Semi-detached |
| 3 GIPTON SQUARE, LEEDS, WEST YORKSHIRE, LS9 6NS | £155,000 | 26/10/2022 | Semi-detached |
| 7 ASH TREE GARTH, LEEDS, WEST YORKSHIRE, LS9 6PN | £250,000 | 22/06/2022 | Semi-detached |
| 8 BRANDER APPROACH, LEEDS, WEST YORKSHIRE, LS9 6NT | £138,000 | 31/05/2022 | Semi-detached |
| 10 ASH TREE GARTH, LEEDS, WEST YORKSHIRE, LS9 6PN | £275,000 | 24/05/2022 | Semi-detached |
| 30 BRANDER CLOSE, LEEDS, WEST YORKSHIRE, LS9 6NZ | £163,000 | 20/05/2022 | Semi-detached |
| 8 ASH TREE GARTH, LEEDS, WEST YORKSHIRE, LS9 6PN | £260,000 | 18/03/2022 | Semi-detached |
| 1 GIPTON APPROACH, LEEDS, WEST YORKSHIRE, LS9 6NN | £113,000 | 07/03/2022 | Semi-detached |
| 4 ASH TREE GARTH, LEEDS, WEST YORKSHIRE, LS9 6PN | £260,000 | 14/01/2022 | Semi-detached |
| 9 ASH TREE GARTH, LEEDS, WEST YORKSHIRE, LS9 6PN | £220,000 | 07/01/2022 | Semi-detached |
| 5 ASH TREE GARTH, LEEDS, WEST YORKSHIRE, LS9 6PN | £225,000 | 06/12/2021 | Semi-detached |
| [Same street] 67 WYKEBECK VALLEY ROAD, LEEDS, WEST YORKSHIRE, LS9 6NR | £150,000 | 25/08/2021 | Semi-detached |

**Street average:** £194,250 (4 sales)
**Area average:** £204,000 (19 sales)

## Price vs local average

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

- **Local average:** £202,278 (36 Semi-detached, LS9, 2024–2026)
- **Deviation:** -55.8%

## 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

## 1% Rule

- **Rent ratio:** 1.27% (strong)
- **Max investor price (0.8%):** £141,750
- **Target investor price (1%):** £113,400

*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 Area rent estimate.*

## Price per Square Metre

- **£/m²:** £1,421/m²

## Capital growth trend

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

- **5y growth:** 28.3%
- **10y growth:** 89.5%

## 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)

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Property details

Floor area

63 m²

EPC rating

Year built

England and Wales: 1950-1966

Last sold

£75,000 Sep 2013

Price per m²

£1,421/m²

Local average

£202,278 (-55.8%)

Deprivation

Decile 2 (4,471 of 33,755)

Street crime

493 incidents within 1 mile (Apr 2026)

Key features

Full Upvc Double Glazing
Gas Central Heating
Good Fitted Kitchen
Off Street Parking
Well Maintained Property
Good Gardens Front & Rear
Local Ammenities
Pleasant Views

Additional details

Parking: Yes
Garden: Yes

Description

This two Bedroom Semi detached property has full gas central heating and UPVC double glazing throughout. The lounge has direct access from the hall and to the dining kitchen. The kitchen has good fitted units with plenty of space for a table and chairs and direct access to the rear garden. The first floor has two good sized bedrooms pleasantly decorated. The walk- in shower room, has a white suite and is fully tiled, it was fully refurbished just a year ago.
Lounge4.24m(13'11'') x 4.06m(13'4'')
Double Glazed and Radiator. This pleasant lounge has an attractive fireplace and good views over neat walled garden and green valley beyond.
Diining Kitchen5.09m(16'8'') x 2.01m(6'7'')
Double Glazed and Radiator. Good sized dining kitchen with fully fitted units and a pantry with direct access to the rear garden.
Hall4.16m(13'8'') x 1.23m(4'0'')
Double Glazed and Radiator. Hard wood front door with access to lounge and first floor
Bedroom One5.14m(16'10'') x 3.32m(10'11'')
Double Glazed and Radiator. Large bedroom with good views through two windows of the valley.
Bedroom Two3.11m(10'2'') x 3.01m(9'11'')
Double Glazed and Radiator. pleasant room with views over rear garden.
Shower Room1.86m(6'1'') x 1.65m(5'5'')
Double Glazed and Radiator. This room has been recently refurbished and has a white siute with floor to ceiling tiles.
Rear GardenPleasant large garden to the rear of the property. This has been finished to be fairly low maintenance and offers pleasant evening sunshine during summer.
These particulars, whilst believed to be accurate are set out as a general outline only for guidance and do not constitute any part of an offer or contract. Intending purchasers should not rely on them as statements of representation of fact, but must satisfy themselves by inspection or otherwise as to their accuracy. No person in this firms employment has the authority to make or give any representation or warranty in respect of the property.

Listed by

Leeds

David Moor

Reference: 40308296

EPC Rating & Upgrade Cost

This certificate expired on 19/08/2022. A new EPC may be required before the property can be marketed or let.

Current rating: D

Potential rating: B

Inspection date: 20/08/2012

Expiry date: 19/08/2022 (expired)

Current heating cost: £500/year

Potential heating cost: £404/year

Est. upgrade cost to C: £22,250

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

Recommendations

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 (£9,000 - £14,000)
Wind turbine (£1,500 - £4,000)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

EPC Graphs

EPC 1

EPC 2

Price history

Event	Date	Price	% change
Sold	23/09/2013 (12 years ago)	£75,000	—

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
34 BRANDER CLOSE, LEEDS, WEST YORKSHIRE, LS9 6NZ	£170,000	18/07/2025	Semi-detached
89 WYKEBECK VALLEY ROAD, LEEDS, WEST YORKSHIRE, LS9 6PB	£140,000	21/11/2024	Semi-detached
Same street 11 WYKEBECK VALLEY ROAD, LEEDS, WEST YORKSHIRE, LS9 6NR	£245,000	05/11/2024	Semi-detached
649 YORK ROAD, LEEDS, WEST YORKSHIRE, LS9 6NW	£240,000	15/12/2023	Semi-detached
Same street 3 WYKEBECK VALLEY ROAD, LEEDS, WEST YORKSHIRE, LS9 6NR	£250,000	06/10/2023	Semi-detached
1 SOUTH FARM ROAD, LEEDS, WEST YORKSHIRE, LS9 6NY	£145,000	21/07/2023	Semi-detached
Same street 19 WYKEBECK VALLEY ROAD, LEEDS, WEST YORKSHIRE, LS9 6NR	£132,000	21/04/2023	Semi-detached
20 HARRISON CRESCENT, LEEDS, WEST YORKSHIRE, LS9 6NP	£214,000	15/12/2022	Semi-detached
15 ASH TREE GARTH, LEEDS, WEST YORKSHIRE, LS9 6PN	£275,000	09/12/2022	Semi-detached
21 BRANDER CLOSE, LEEDS, WEST YORKSHIRE, LS9 6NZ	£125,000	30/11/2022	Semi-detached
21 HARRISON CRESCENT, LEEDS, WEST YORKSHIRE, LS9 6NP	£233,000	01/11/2022	Semi-detached
13 ASH TREE GARTH, LEEDS, WEST YORKSHIRE, LS9 6PN	£275,000	31/10/2022	Semi-detached
3 GIPTON SQUARE, LEEDS, WEST YORKSHIRE, LS9 6NS	£155,000	26/10/2022	Semi-detached
7 ASH TREE GARTH, LEEDS, WEST YORKSHIRE, LS9 6PN	£250,000	22/06/2022	Semi-detached
8 BRANDER APPROACH, LEEDS, WEST YORKSHIRE, LS9 6NT	£138,000	31/05/2022	Semi-detached
10 ASH TREE GARTH, LEEDS, WEST YORKSHIRE, LS9 6PN	£275,000	24/05/2022	Semi-detached
30 BRANDER CLOSE, LEEDS, WEST YORKSHIRE, LS9 6NZ	£163,000	20/05/2022	Semi-detached
8 ASH TREE GARTH, LEEDS, WEST YORKSHIRE, LS9 6PN	£260,000	18/03/2022	Semi-detached
1 GIPTON APPROACH, LEEDS, WEST YORKSHIRE, LS9 6NN	£113,000	07/03/2022	Semi-detached
4 ASH TREE GARTH, LEEDS, WEST YORKSHIRE, LS9 6PN	£260,000	14/01/2022	Semi-detached
9 ASH TREE GARTH, LEEDS, WEST YORKSHIRE, LS9 6PN	£220,000	07/01/2022	Semi-detached
5 ASH TREE GARTH, LEEDS, WEST YORKSHIRE, LS9 6PN	£225,000	06/12/2021	Semi-detached
Same street 67 WYKEBECK VALLEY ROAD, LEEDS, WEST YORKSHIRE, LS9 6NR	£150,000	25/08/2021	Semi-detached

Street average: £194,250 (4 sales)

Area average: £204,000 (19 sales)

Capital growth trend

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

5y growth 28.3%

10y growth 89.5%

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 £1,021/mo

Realistic £1,134/mo

Optimistic £1,247/mo

Based on Local Authority from postcode lookup → Leeds.

LHA (30th percentile) floor for Leeds: £773/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View LS9 6NR

Nearby

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

Type	Name	Distance
Bus stop	Gipton Approach Wykebeck Valley Road	0.1 miles
Shop	Rookwood Stores	0.2 miles
Shop	Leeds Engraving Centre	0.3 miles
Hospital	Cancer Genetics Building	1.3 miles
Hospital	Lincoln Wing - A Block Entrance	1.4 miles
Train station	Cross Gates	1.5 miles
University	Mabgate University Centre	1.8 miles
University	Northern Film School	2.5 miles
Train station	Leeds	2.6 miles

Street-level crime

Category	Count
Violence and sexual offences	208
Criminal damage and arson	46
Anti-social behaviour	38
Public order	38
Other theft	36
Burglary	25
Shoplifting	25
Drugs	21
Vehicle crime	19
Other crime	12
Robbery	10
Possession of weapons	7
Bicycle theft	4
Theft from the person	4
Total incidents	493

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
The Pivot Academy LS East	Other	0.2 miles	Good — 21 Jul 2019
Wykebeck Primary School	Primary	0.2 miles	Good — 6 Feb 2022
Corpus Christi Catholic College, A Voluntary Academy	Secondary	0.5 miles	Requires improvement — 19 May 2024
Corpus Christi Catholic Primary School	Primary	0.5 miles	Good — 24 Jul 2022
St Nicholas Catholic Primary School	Primary	0.6 miles	Good — 15 Dec 2022

Rental Comparables

Loading rental comparables for this postcode. Refresh in a few minutes.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 1.27%

Max investor price (0.8%) £141,750

Target investor price (1%) £113,400

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).