# 3 bedroom semi-detached house for sale (LS6 3HD) ## Property Details | Key | Value | |-----|-------| | Address | 92 ASH ROAD, LEEDS, WEST YORKSHIRE LS6 3HD | | Price | £289,950 | | Bedrooms | 3 | | Bathrooms | 1 | | Council tax | C | | Last sold | £274,365 Jun 2023 | ## Description Occupying and commanding, elevated position for improved window privacy and natural light, whilst backing on to well tended allotments to the rear which enhances privacy yet further, with no other properties overlooking from opposite, this mature semi-detached home is an excellent purchasing opportunity! Very smartly presented throughout, in light modern decor, the property truly reflects our clients pride in ownership over many years and is ready to walk into! Immediately on entering, interested applicants will also appreciate the very pleasant, light atmosphere which is present throughout this lovely home, as are the high level ceilings which enhance the feeling of spaciousness. The Front Entrance Lobby has a door leading to the Reception Hall which is of excellent size and shape for comfortably welcoming visitors and guests and has the benefit of a window to the side elevation, oak effect laminate flooring and room for an item or two of furniture. The impressively proportioned Lounge and Dining Room, with oak effect laminate flooring are connected via a wide aperture and provide superb space for everyday family relaxation and dining whilst also being ideal for larger family gatherings or entertaining and excellent natural light is provided by a large window to the front and a bay window to the rear. Adjacent to the Dining Room, the fully tiled Kitchen, which has a dual aspect and tile effect laminate flooring, is fitted with a smart range of birch style fronted wall and base cabinets with contrasting dark working surfaces over, incorporating a sink and drainer under the window to the side elevation and integrated appliances include a Bosch electric oven and grill, Bosch ceramic hob with stainless steel splash back and filter hood above, plumbing is provided for an automatic washing machine and there is a pantry and twin pane door to the rear elevation. A staircase from the Reception Hall leads to the first floor landing where there are three bedrooms and a Family Bathroom. The master bedroom has the benefit of fitted overbed cupboards and a window the front, the second double bedroom enjoys a pleasant outlook beyond the rear garden to the neighbouring allotments and the third bedroom is of a comfortable size with a window to window to the front. The Family Bathroom has a window to the rear and is tiled to full height with attractive travertine style inlays, and comprises a panelled bath with a shower attachment over and screen, vanity cabinet with wash basin inset and low-suite WC with a concealed cistern. OUTSIDE The property is set back from the roadside in an elevated position for excellent window privacy and a very attractive ornamental front garden sits behind a low level brick with a walling. A hand gate and steps lead up to the house and a further garden gate reveals a pleasant patio area to the side of the property which is screened from the front garden by good sized and substantial timber garden shed. Further steps lead up to a second tier of the garden which is predominantly laid to lawn and complemented by attractive borders and flower beds and a further patio area with a wisteria covered pergola provides another space for outdoor relaxation etc. The garden has the benefit of allotments behind and, therefore has no other properties overlooking from opposite. AMENITIES: Located in this popular and extremely convenient position - just on the fringe of the "vibrant" area of Headingley - which is within very easy walking distance and offers an excellent choice of shopping facilities and other good local amenities, as well as a mix of trendy bars and traditional flagged floor pubs, many eating places, restaurants and fish and chip shops. There are other leisure facilities in the area including Cottage Road Cinema (only a few minute's drive) and both the Headingley cricket and rugby grounds are nearby. The property is also ideally situated for comfortable daily commuting to Leeds city centre and Headingley railway station, which is a short walk, provides rail links to Leeds and Harrogate. Kirkstall Abbey and Museum are a short drive by car (only several minutes) and opposite the Abbey there is a playing field with children's recreational facilities (swings and slides, etc). The Kirkstall Valley Corridor (only a few minute's drive) includes the Virgin Sports and Leisure Centre, a cinema, Hollywood Bowl and the Morrisons complex. Kirkstall Forge railway station (about 10 minute's drive) provides links to Leeds and Bradford as well as Skipton, Settle, Carlisle and the Wharfedale Lane. Beckett Park, which provides lovely open recreational space and delightful parkland walks and rambles, is about 15 minute's walk from the property. ACCOMMODATION The accommodation has the benefit of gas fired central heating radiators and uPVC double glazed windows. All room sizes quoted are approximate. 3D VIRTUAL TOUR Before arranging a full internal inspection of this home, we urge you to take a look at our state of the art 3D VIRTUAL TOUR of the property which gives you the opportunity to have an unrestricted viewing from a distance. There is even a tool which will allow you to take measurements! VIEWING ARRANGEMENTS Strictly by appointment with sole selling agents Walker Smale. Please telephone Option 1 and afford us as much notice as possible. PLEASE NOTE The extent of the property and its boundaries are subject to an inspection of the deeds. Walker Smale have not tested any apparatus or appliances and they nor their employees are able to provide any warranty as to their condition. ## Property Photos - ![92-Ash-Road-08102022_161342](/listings/photos/125954867/745183) - 92-Ash-Road-08102022_161342 - ![92-Ash-Road-08102022_161319](/listings/photos/125954867/745184) - 92-Ash-Road-08102022_161319 - ![IMG_0657](/listings/photos/125954867/745185) - IMG_0657 - ![92-Ash-Road-08102022_171744](/listings/photos/125954867/745186) - 92-Ash-Road-08102022_171744 - ![92-Ash-Road-08102022_155936](/listings/photos/125954867/745187) - 92-Ash-Road-08102022_155936 - ![92-Ash-Road-08102022_160509](/listings/photos/125954867/745188) - 92-Ash-Road-08102022_160509 - ![92-Ash-Road-08102022_160416](/listings/photos/125954867/745189) - 92-Ash-Road-08102022_160416 - ![92-Ash-Road-08102022_160238](/listings/photos/125954867/745190) - 92-Ash-Road-08102022_160238 - ![92-Ash-Road-08102022_160309](/listings/photos/125954867/745191) - 92-Ash-Road-08102022_160309 - ![92-Ash-Road-08102022_160030](/listings/photos/125954867/745192) - 92-Ash-Road-08102022_160030 - ![92-Ash-Road-08102022_160109](/listings/photos/125954867/745193) - 92-Ash-Road-08102022_160109 - ![92-Ash-Road-08102022_160135](/listings/photos/125954867/745194) - 92-Ash-Road-08102022_160135 - ![92-Ash-Road-08102022_160856](/listings/photos/125954867/745195) - 92-Ash-Road-08102022_160856 - ![92-Ash-Road-08102022_161055](/listings/photos/125954867/745196) - 92-Ash-Road-08102022_161055 - ![92-Ash-Road-08102022_160807](/listings/photos/125954867/745197) - 92-Ash-Road-08102022_160807 - ![92-Ash-Road-08102022_160631](/listings/photos/125954867/745198) - 92-Ash-Road-08102022_160631 - ![92-Ash-Road-08102022_160652](/listings/photos/125954867/745199) - 92-Ash-Road-08102022_160652 - ![IMG_0650](/listings/photos/125954867/745200) - IMG_0650 - ![IMG_0649](/listings/photos/125954867/745201) - IMG_0649 - ![92-Ash-Road-08102022_171110](/listings/photos/125954867/745202) - 92-Ash-Road-08102022_171110 - ![92-Ash-Road-08102022_161138](/listings/photos/125954867/745203) - 92-Ash-Road-08102022_161138 ## Floorplans - ![0_qncbvftxmxn_0](/listings/photos/125954867/745204) - 0_qncbvftxmxn_0 - ![0_qncbvftxmxn_1](/listings/photos/125954867/745205) - 0_qncbvftxmxn_1 ## EPC Graphs - ![EE](/listings/photos/125954867/745206) - EE - ![EI](/listings/photos/125954867/745207) - EI - ![EPC Report](/listings/photos/125954867/745208) - EPC Report ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 92 ASH ROAD, LEEDS, WEST YORKSHIRE, LS6 3HD | £274,365 | 16/06/2023 | 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 | |---------|-------|------|------| | 1 ST ANNS TOWER MEWS, LEEDS, WEST YORKSHIRE, LS6 3DS | £275,000 | 18/12/2025 | Semi-detached | | 8 ST ANNS TOWER MEWS, LEEDS, WEST YORKSHIRE, LS6 3DS | £215,000 | 26/06/2025 | Semi-detached | | [Same street] 150 ASH ROAD, LEEDS, WEST YORKSHIRE, LS6 3HD | £435,000 | 26/10/2023 | Terraced | | 39 LANGDALE AVENUE, LEEDS, WEST YORKSHIRE, LS6 3HA | £385,000 | 22/12/2022 | Semi-detached | | 3 ST ANNS TOWER MEWS, LEEDS, WEST YORKSHIRE, LS6 3DS | £230,000 | 16/12/2022 | Semi-detached | | 16A ESTCOURT AVENUE, LEEDS, WEST YORKSHIRE, LS6 3ES | £250,000 | 11/11/2022 | Semi-detached | | 20 ESTCOURT AVENUE, LEEDS, WEST YORKSHIRE, LS6 3ES | £463,250 | 31/10/2022 | Semi-detached | | 8 HEADINGLEY AVENUE, LEEDS, WEST YORKSHIRE, LS6 3EP | £480,000 | 08/09/2022 | Semi-detached | | 2 ST ANNS TOWER MEWS, LEEDS, WEST YORKSHIRE, LS6 3DS | £261,500 | 31/08/2022 | Semi-detached | | 64 HEADINGLEY MOUNT, LEEDS, WEST YORKSHIRE, LS6 3EW | £270,000 | 31/08/2022 | Semi-detached | | 65 QUEENSWOOD DRIVE, LEEDS, WEST YORKSHIRE, LS6 3NG | £221,000 | 05/08/2022 | Semi-detached | | 18 ESTCOURT AVENUE, LEEDS, WEST YORKSHIRE, LS6 3ES | £585,000 | 27/05/2022 | Semi-detached | | 8 QUEENSWOOD GARDENS, LEEDS, WEST YORKSHIRE, LS6 3ED | £225,000 | 14/04/2022 | Semi-detached | | 71 QUEENSWOOD DRIVE, LEEDS, WEST YORKSHIRE, LS6 3NG | £200,000 | 08/12/2021 | Semi-detached | | [Same street] 105 ASH ROAD, LEEDS, WEST YORKSHIRE, LS6 3HD | £292,500 | 01/12/2021 | Detached | | 7 ST ANNS TOWER MEWS, LEEDS, WEST YORKSHIRE, LS6 3DS | £236,000 | 26/11/2021 | Semi-detached | | 24 LANGDALE AVENUE, LEEDS, WEST YORKSHIRE, LS6 3HA | £258,000 | 23/09/2021 | Semi-detached | | [Same street] 119 ASH ROAD, LEEDS, WEST YORKSHIRE, LS6 3HD | £275,000 | 26/08/2021 | Semi-detached | | 10 ST ANNS TOWER MEWS, LEEDS, WEST YORKSHIRE, LS6 3DS | £232,500 | 23/07/2021 | Semi-detached | **Street average:** £334,167 (3 sales) **Area average:** £299,203 (16 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £346,601 (43 Semi-detached, LS6, 2024–2026) - **Deviation:** -16.3% ## 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 Harrogate (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £873/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 Terraced House, Ash Road, LS6 | £1,500/mo | 3 | 0.22 miles | OpenRent | | 3 Bed Flat, Back Broomfield Crescent, LS6 | £1,820/mo | 3 | 0.43 miles | OpenRent | **Average rent: £1,660/mo (2 listings)** ## 1% Rule - **Rent ratio:** 0.57% (weak for cashflow) - **Max investor price (0.8%):** £207,500 - **Target investor price (1%):** £166,000 *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 £1,660/mo).* - **Gross yield:** 6.9% - **Cost-to-rent:** 14.6× - **Monthly cashflow:** £327/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** 4.7% *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).* ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 19.7% - **10y growth:** 81.4% ## 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)