# 1 bedroom apartment for rent (LS9 8DW)

## Property Details

| Key | Value |
|-----|-------|
| Address | 85, ROBERTS WHARF, NEPTUNE STREET, LEEDS, WEST YORKSHIRE LS9 8DW |
| Price | £875 pcm |
| Bedrooms | 1 |
| Bathrooms | 1 |
| Council tax | C |
| Construction age | England and Wales: 2003-2006 |
| Floor area | 44 m² |
| Last sold | £123,000 Oct 2017 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 03/02/2032
- **Current heating cost:** £367/year
- **Est. upgrade cost to C:** £1,000

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

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/6902-5222-7000-0524-7206)

## Description

**** **** Roberts Wharf is a popular development designed by award winning architects DLA architecture, ideally located to the east of the City Centre, with Leeds Train Station and City Centre Shopping, Restaurants and Bars only a short walk away. Roberts Wharf also has John Lewis, West Yorkshire Playhouse, Leeds Dock, and Leeds Market on the doorstep. Roberts Wharf apartments also benefit from concierge services included. Please note that there is no parking with the property

The Cladding works are expected to be completed in 2026 

**TENANCY** **INFORMATION** **** Rent £875 PCM

Deposit £1,009

Holding Deposit  £201

Council Tax Band C

EPC Rating C

 

**HALLWAY** **** Light oak effect laminate flooring, window into the living area, recessed spotlights, electric heater & wall mounted video entry system 

Large storage cupboard housing consumer unit, hot water storage tank & washing machine.  

**KITCHEN** **(Open Plan)** Open plan from the living area, integrated base & wall units, integrated fridge, integrated dishwasher, electric hob & oven, extractor fan, integrated microwave, circular stainless steel sink, black granite worktop with stainless steel splash back.  

**LIVING** **ROOM** **** Open plan living area with large, bright double glazed windows. Light oak effect laminate flooring & recessed spotlights. Sofa & dining table set.  

**BEDROOM** **** Spacious carpeted double bedroom with double glazed window & recessed spotlights. Double bed & wardrobes.  

**BATHROOM** **** Fully tiled bathroom with tiled floor, recessed spot lights, chrome heated towel rail, chrome shaver point, large walled mirror, bath with shower over, low flush WC & white basin.  

**** **** **Please note photos are for illustration purposes and some furniture and decoration may differ.** 

## Property Photos

- ![IMG_7753](/listings/photos/173557055/1631501) - IMG_7753
- ![Photo](/listings/photos/173557055/1631503)
- ![IMG_7758](/listings/photos/173557055/1631504) - IMG_7758
- ![IMG_7755](/listings/photos/173557055/1631505) - IMG_7755
- ![IMG_7763](/listings/photos/173557055/1631506) - IMG_7763
- ![IMG_7759](/listings/photos/173557055/1631510) - IMG_7759

## Floorplans

- ![Floorplan 1](/listings/photos/173557055/1631513) - Floorplan 1

## EPC Graphs

- ![EPC 1](/listings/photos/173557055/1631516) - EPC 1

## 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):** £673/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 |
|------|------|------|------|------|
| 1 Bed Flat, Bridgewater Place, LS11 | £975/mo | 1 | 0.72 miles | OpenRent |

**Average rent: £975/mo (1 listing)**

## Rent-driven metrics

*Based on OpenRent comparables (median £975/mo).*

- **Gross yield:** 1337.1%
- **Monthly cashflow:** £849/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 4015.2%

*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:** £20/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)