# 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Rating & Upgrade Cost - **Current rating:** D - **Potential rating:** B - **Expiry date:** 19/08/2022 — **EXPIRED** (no longer valid for marketing or letting) - **Current heating cost:** £500/year - **Est.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 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. ## 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)