# 2 bedroom apartment for sale (LS16 6EN)

## Property Details

| Key | Value |
|-----|-------|
| Address | 50 PARKSTONE AVENUE, LEEDS, WEST YORKSHIRE LS16 6EN |
| Price | £139,950 |
| Bedrooms | 2 |
| Construction age | England and Wales: 1950-1966 |
| Floor area | 80 m² |
| Last sold | £136,000 Sep 2014 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** D
- **Expiry date:** 06/06/2023 — **EXPIRED** (no longer valid for marketing or letting)
- **Current heating cost:** £627/year
- **Est. upgrade cost to C:** £3,530

### Recommendations
- E (£30)
- I (£2,200  -  £3,000)
- T2 (£900)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/8327-7626-0720-9983-5902)

## Description

**** **** Impossible to assess from the outside and therefore an immediate internal inspection of this MOST APPEALING, PURPOSE BUILT, SELF CONTAINED MAISONETTE RESIDENCE is strongly recommended to appreciate the impressive size of the very well presented accommodation - ARRANGED OVER THREE FLOORS.  This lovely home, which, has rooms of generally good proportions with generous window space - affording excellent natural light, has BEEN TASTEFULLY EXTENDED at ground floor level, to provide valuable additional space and also has the advantage of A CONVERSION OF THE LOFT to create a SUPERB "STUDIO" STYLE FITTED MASTER BEDROOM with exposed beams and a section of exposed brick wall providing a very attractive rustic charm and character to the room.  The property, which, is also tastefully decorated, fitted and appointed, would be ideal for a single person or business couple and offers an excellent first purchase opportunity in this popular and very convenient residential location.  There is individuality in the layout of the accommodation, creating interest and a degree of charm, and this home is further enhanced by the DELIGHTFUL ENCLOSED GARDEN - not usually found with a property of this style!   

**AMENITIES:** **** The property is situated in a popular residential location, to the north west of Leeds (approximately six miles) and is in a very convenient position for comfortable daily commuting, by car, to the commercial centres of Leeds and Bradford, the former spa towns of Harrogate and Ilkley and the historic active market town of Otley.  There are local shopping parades including a Co-op, only several minutes walking distance from the property and more extensive shopping facilities can be found at Headingley, Horsforth, Moortown and Meanwood (offering a choice of supermarkets including Waitrose, Morrisons and Sainsbury's) and all of which are within 10-15 minutes drive by car.  The famous Golden Acre Park is barely three miles away and about ten minutes drive by car, as is delightful open countryside.  Leeds and Bradford Airport is approximately 15 minutes drive.  There are popular primary and secondary schools in the area including Ralph Thoresby Secondary School (re-built in recent years) at Holt Park - about one and a quarter miles away.  Golf courses and leisure/health clubs are also only a short drive by car.  This property also has the advantage of immediate access to the north Leeds/West Park ring road, and the main Leeds/Otley Road - the A660 is less than five minutes drive.  There are public transport facilities to Leeds, within easy walking distance.   

**DIRECTIONS:** **** **** FROM THE TRAFFIC LIGHTS AT THE JUNCTION OF WEST PARK RING ROAD AND SPEN LANE proceed in a northerly direction on Spen Lane - for approximately one fifth of a mile and then take THE FIRST TURNING ON THE LEFT (between the parades of shops) into Iveson Drive, when Parkstone Avenue is then the first turning on the left and this property is then approximately half way along on the left and SET WELL BACK FROM THE ROAD! 

**ACCOMMODATION:** **** The property, which, has GAS CENTRAL HEATING, also has THE ADVANTAGE OF UPVC DOUBLE GLAZED SEALED UNIT WINDOWS and OUTER DOOR, and the VERY WELL PRESENTED and WELL LIT ACCOMMODATION - OVER THREE FLOORS, briefly comprises: 

**GROUND** **FLOOR** ****  

**UPVC** **ENTRANCE** **DOOR** **** On the side elevation, with adjacent outside light, provides access to the.... 

**IMPRESSIVE** **RECEPTION** **HALL** **** Of good size (virtually a small room in itself!) with slate style tiled floor and wide three sectional UPVC double glazed sealed unit window, to the front, westerly facing, elevation, and with tiled sill - matching the floor tiles, and overlooking the delightful garden.  Central heating radiator beneath the window, cloaks hanging rail and LAUNDRY AREA with plumbing for automatic washing machine and vent for tumble dryer.  The reception hall could be used as a "SNUG"/STUDY AREA for computer desk, etc. 

**STAIRCASE** **** With varnished pine panelling to half wall height, adding interest and character, plus hand rail, provides access from the reception hall to the... 

**FIRST** **FLOOR** ****  

**RECEPTION** **LANDING** **** 9'3" in length with central heating radiator beneath the UPVC double glazed sealed unit side window - from where there is an outlook across the rear gardens of other properties, and view to the distance plus the advantage of no other windows facing!  Recessed meter cupboard approached via exposed original pine doors, and doorway (no door) leading from the reception landing to the.... 

**LOUNGE/DINING** **AREA** **** 14'8" x 10'5" plus an almost floor to ceiling display alcove - NOT included in the dimensions, with wide glass display shelves and tiled base.  This is A VERY WELL LIT ROOM with cornice to the ceiling, laminate light oak style floor and generous wide and tall UPVC double glazed sealed unit window, to the rear elevation, incorporating central "picture" panel - FRAMING A PLEASANT OUTLOOK TOWARDS SOME ESTABLISHED TREES in another property's garden.  There is a central heating radiator beneath the window and an aperture leading to the connecting.... 

**BREAKFAST-SNACK** **KITCHEN** **** 11'5" x 7'10" plus floor to ceiling alcove (NOT included in the dimensions) and WELL PLANNED and TASTEFULLY FITTED with a generous range of light beech wood style fronted base units and complementing light beech wood block effect working surfaces incorporating a circular shaped stainless steel inset sink with single side drainer, chrome dual flow tap and practical and attractive ceramic splash tiling.  The sink is adjacent to the wide and tall, three sectional, UPVC double glazed sealed unit rear window - enjoying the same aspect as the lounge window previously described, and beneath the sink there is plumbing for an automatic slim-line dishwasher.  Fitted Belling CERAN four plate ceramic hob unit with further cupboard space beneath and stainless steel splash back plus three speed ducted cooker hood and lights concealed in a stainless steel canopy above.  Fitted NEFF electric, fan assisted oven with further deep storage space above and below, and a WIDE BREAKFAST-SNACK BAR with splash tiling and cupboard unit at one end and a unit of drawers at the opposite end and with central heating radiator beneath.  There are halogen down-lighters to the ceiling, for added effect.  The kitchen can also be approached via an arch shaped aperture from the reception landing creating A VERY ATTRACTIVE "CONTEMPORARY" STYLE OPEN PLAN CONCEPT.  

**BEDROOM** **1** **** (Please see second floor description) 

**BEDROOM** **2** **** 11'0" (max) x 8'3" A VERY WELL LIT ROOM by virtue of the wide and tall, three sectional, UPVC double glazed sealed unit "picture" panelled window to the front elevation - ENJOYING A WESTERLY FACING ASPECT and with central heating radiator beneath.  Laminate light oak style floor matching the lounge and DEEP WALK-IN WARDROBE - across the staircase with electric lights and NOT included in the dimensions! 

**SMART** **BATHROOM** **OF** **GOOD** **SIZE** **** With modern white suite comprising panelled "P" shaped bath with corner chrome dual flow tap and Mira 415 shower unit above with adjacent curve shaped glass shower screen plus full height ceramic tiling to the adjacent walls and high level extractor fan.  There is also a pedestal wash basin with chrome taps and low suite WC beneath the UPVC double glazed sealed unit window with patterned glass for privacy and colourful mosaic style tiled sill.  Central heating radiator with chrome towel rail above, wall mounted, mirror fronted toiletries storage cabinet and boiler store place approached via twin doors, housing the wall mounted RAVENHEAT combination central heating boiler with towel and toiletries shelving beneath.   

**CONCEALED** **TURNED** **STAIRCASE** **** With pine hand rail, leads to the... 

**SECOND** **FLOOR** ****  

**SUPERB** **"STUDIO"** **STYLE** **MASTER** **BEDROOM** **** 16'6" x 13'10" (maximum and overall - including the staircase and with some restricted headroom in parts - due to the sloping ceiling).  There are exposed beams, enhancing the charm and character plus a section of exposed brick wall complementing the beams and creating a rustic appeal to the room, which is further enhanced by the section of pine spindled railing and pine skirting boards.  There are TWO CENTRAL HEATING RADIATORS, UPVC double glazed sealed unit dormer style window to the front, westerly facing elevation and from where - across the corner and over some roof tops there is AN INTERESTING DISTANT VIEW.  Matching fitted deep "His" and "Hers" wardrobes (included in the dimensions) either side of the bed area which has halogen down-lighters above...virtually only the bed required to complete the room!   

**OUTSIDE:** ****  

**THE** **DELIGHTFUL,** **ENCLOSED** **GARDEN** **** **** Further enhances this lovely home and comprises;...paved patio area for garden relaxation furniture and also for tubs of shrubs and plant displays, and with adjacent neat lawn and brick built barbecue fixture and there is also an ornamental garden pond and adjacent plants and shrubbery and some small blossom trees.  There is also a variety of productive fruit trees and the garden is approached via a stable style door. 

**PLEASE** **NOTE:** **** The extent of the property and its boundaries are subject to verification by an inspection of the deeds. 

**VIEWING** **ARRANGEMENTS:** **** Strictly by appointment through Walker Smale's North Leeds Property Showroom, telephone 0113-2747007. 

## Property Photos

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## Floorplans

- ![Floorplan 1](/listings/photos/27254394/694192) - Floorplan 1

## FENSA Certificates

This property has 1 FENSA certificate(s) on record.

### FENSA Certificate #1127173
- **Address:** 50 Parkstone Avenue, LEEDS, LS16 6EN
- **Certificate Issued:** 21/11/2003
- **Work Completed:** 13/10/2003
- **Items:** 1 window(s), 1 door(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 50 PARKSTONE AVENUE, LEEDS, WEST YORKSHIRE, LS16 6EN | £136,000 | 18/09/2014 | Flat |

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| [Same street] 28 PARKSTONE AVENUE, LEEDS, WEST YORKSHIRE, LS16 6EN | £272,500 | 15/01/2024 | Semi-detached |
| [Same street] 16 PARKSTONE AVENUE, LEEDS, WEST YORKSHIRE, LS16 6EN | £296,000 | 24/08/2023 | Semi-detached |
| [Same street] 12 PARKSTONE AVENUE, LEEDS, WEST YORKSHIRE, LS16 6EN | £295,000 | 18/08/2023 | Semi-detached |
| [Same street] 74 PARKSTONE AVENUE, LEEDS, WEST YORKSHIRE, LS16 6EN | £375,000 | 17/08/2023 | Semi-detached |
| [Same street] 2 PARKSTONE AVENUE, LEEDS, WEST YORKSHIRE, LS16 6EN | £259,400 | 17/03/2023 | Semi-detached |
| 435 FLAT 4 SPEN LANE, LEEDS, WEST YORKSHIRE, LS16 6JE | £152,000 | 12/07/2022 | Flat |
| [Same street] 18 PARKSTONE AVENUE, LEEDS, WEST YORKSHIRE, LS16 6EN | £289,950 | 25/06/2021 | Semi-detached |

**Street average:** £297,975 (6 sales)
**Area average:** £152,000 (1 sale)

## Price vs local average

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

- **Local average:** £170,091 (16 Flat, LS16, 2024–2026)
- **Deviation:** -17.7%

## Rental Range

*ONS Price Index of Private Rents (Leeds). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £1,020/mo
- **Realistic:** £1,133/mo
- **Optimistic:** £1,246/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, Spen Lane, LS16 | £800/mo | 2 | 0.04 miles | OpenRent |
| 2 Bed Semi-Detached House, Latchmere Gardens, LS16 | £1,050/mo | 2 | 0.25 miles | OpenRent |
| 2 Bed Semi-Detached House, Latchmere Drive, LS16 | £1,250/mo | 2 | 0.26 miles | OpenRent |
| 2 Bed Flat, Otley Road, LS16 | £1,200/mo | 2 | 0.37 miles | OpenRent |
| 2 Bed Semi-Detached House, Copper Beech Court, LS16 | £1,300/mo | 2 | 0.47 miles | OpenRent |
| 2 Bed Flat, Arncliffe Road, LS16 | £1,150/mo | 2 | 0.56 miles | OpenRent |
| 2 Bed Penthouse, Upper Headingley, LS16 | £1,499/mo | 2 | 0.86 miles | OpenRent |

**Average rent: £1,178/mo (7 listings)**

## 1% Rule

- **Rent ratio:** 0.86% (okay)
- **Max investor price (0.8%):** £150,000
- **Target investor price (1%):** £120,000

*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 £1,200/mo).*

- **Gross yield:** 10.3%
- **Cost-to-rent:** 9.7×
- **Monthly cashflow:** £504/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 14.9%

*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).*

## Price per Square Metre

- **£/m²:** £1,749/m²

## Capital growth trend

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

- **5y growth:** 14%
- **10y growth:** 8.9%

## House Price Index (HM Land Registry)

*Official index for Leeds; Flats and maisonettes series; as of March 2026.*

- **1y growth (index):** -1.9%
- **5y growth (index):** 8.7%
- **10y growth (index):** 40.4%

## 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)