# 2 bedroom flat for rent (LS9 8DW)

## Property Details

| Key | Value |
|-----|-------|
| Address | 135, ROBERTS WHARF, NEPTUNE STREET, LEEDS, WEST YORKSHIRE LS9 8DW |
| Price | £995 pcm |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Council tax | D |
| Construction age | England and Wales: 2003-2006 |
| Floor area | 57 m² |
| Last sold | £187,500 Jun 2017 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 16/08/2031
- **Current heating cost:** £437/year
- **Est. upgrade cost to C:** £1,520

### Recommendations
- E (£20)
- L2 (£1,200 - £1,800)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0070-2753-5080-2299-3791)

## Description

//Deposit free option available //Fully Furnished //Character conversion //River views //Exposed brick work //Volted ceiling //Waterside development //On site concierge //1st Floor //Development has a lift //Few minute walk to Leeds station //Local shops and restaurants nearby //

1. Leyland House is a recently developed site located in the city's northern quarter, which is home to a wide variety of independent bars and restaurants such as Brotherhood, Belgrave Music Hall and Merrion Street. 

Material information for consideration:  

Deposit: £1,145

Holding fee: £225

Cladding work ongoing 

Leasehold property 

Council tax: D 

EPC: C  

Broadband: Standard highest download speed: 13mbps. Standard highest upload speed: 1mbps   Ultrafast highest download speed:  1000mbps. Ultrafast highest upload speed: 1000mbps.   

Mobile availability: EE likely to have good coverage. Three likely to have good coverage. O2 likely to have good coverage. Vodafone likely to have good coverage.  

Utilities: No gas. Water supplied on a meter. Electric mains supplied on standard meters.  

For more information, or to book a viewing please contact our rentals team via   /

## Property Photos

- ![Picture No. 10](/listings/photos/158395361/1631467) - Picture No. 10
- ![Picture No. 13](/listings/photos/158395361/1631471) - Picture No. 13
- ![Picture No. 11](/listings/photos/158395361/1631475) - Picture No. 11
- ![Picture No. 12](/listings/photos/158395361/1631479) - Picture No. 12
- ![Picture No. 15](/listings/photos/158395361/1631482) - Picture No. 15
- ![Picture No. 14](/listings/photos/158395361/1631485) - Picture No. 14
- ![Picture No. 16](/listings/photos/158395361/1631488) - Picture No. 16

## Floorplans

- ![Floor Plan](/listings/photos/158395361/1631489) - Floor Plan

## EPC Graphs

- ![EPC](/listings/photos/158395361/1631492) - EPC

## 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 Flat, Bridgewater Place, LS11 | £1,500/mo | 2 | 0.78 miles | OpenRent |

**Average rent: £1,500/mo (1 listing)**

## Rent-driven metrics

*Based on OpenRent comparables (median £1,500/mo).*

- **Gross yield:** 1809%
- **Monthly cashflow:** £1,321/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 5494%

*Gross yield = annual rent as % of price (no costs). 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:** £17/m²

## 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)