# 3 bedroom semi-detached house for sale (LS28 5EB)

## Property Details

| Key | Value |
|-----|-------|
| Address | 7 MERTON DRIVE, PUDSEY, FARSLEY, WEST YORKSHIRE LS28 5EB |
| Price | £270,000 |
| Bedrooms | 3 |
| Bathrooms | 1 |
| Last sold | £280,000 Mar 2025 |

## Description

Goodmove present this 3 bedroom semi-detached house for QUICK sale on Merton Drive, Farsley, Pudsey. Situated within a highly popular area of Farsley just moments from the bustling village centre with its wide variety of local amenities, cafes, bars and restaurants.

The property has been attractively priced to promote a quick sale and would invite all buyers in a position to proceed to view. Please call for more information.

**Disclaimer** - 1. MONEY LAUNDERING REGULATIONS: Intending purchasers will be asked to produce identification documentation at a later stage and we would ask for your co-operation in order that there will be no delay in agreeing the sale.

2. General: While we endeavour to make our sales particulars fair, accurate and reliable, they are only a general guide to the property and, accordingly, if there is any point which is of particular importance to you, please contact the office and we will be pleased to check the position for you, especially if you are contemplating travelling some distance to view the property.

3. Measurements: These approximate room sizes are only intended as general guidance. You must verify the dimensions carefully before ordering carpets or any built-in furniture.

4. Services: Please note we have not tested the services or any of the equipment or appliances in this property, accordingly we strongly advise prospective buyers to commission their own survey or service reports before finalising their offer to purchase.

5. THESE PARTICULARS ARE ISSUED IN GOOD FAITH BUT DO NOT CONSTITUTE REPRESENTATIONS OF FACT OR FORM PART OF ANY OFFER OR CONTRACT. THE MATTERS REFERRED TO IN THESE PARTICULARS SHOULD BE INDEPENDENTLY VERIFIED BY PROSPECTIVE BUYERS OR TENANTS. NEITHER GOODMOVE NOR ANY OF ITS EMPLOYEES OR AGENTS HAS ANY AUTHORITY TO MAKE OR GIVE ANY REPRESENTATION OR WARRANTY WHATEVER IN RELATION TO THIS PROPERTY.

## Property Photos

- ![Photo](/listings/photos/155483798/1350655)
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## Floorplans

- ![8629005.jpg](/listings/photos/155483798/1350669) - 8629005.jpg

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 7 MERTON DRIVE, FARSLEY, PUDSEY, LEEDS, WEST YORKSHIRE, LS28 5EB | £280,000 | 31/03/2025 | 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 |
|---------|-------|------|------|
| 25A GLENHOLME ROAD, FARSLEY, PUDSEY, LEEDS, WEST YORKSHIRE, LS28 5BY | £337,000 | 02/12/2025 | Semi-detached |
| 23 MERTON GARDENS, FARSLEY, PUDSEY, LEEDS, WEST YORKSHIRE, LS28 5DZ | £263,000 | 31/07/2025 | Semi-detached |
| 20 RICHMOND ROAD, FARSLEY, PUDSEY, LEEDS, WEST YORKSHIRE, LS28 5DY | £315,000 | 14/01/2025 | Semi-detached |
| 3 RUSHOLME DRIVE, FARSLEY, PUDSEY, LEEDS, WEST YORKSHIRE, LS28 5HQ | £188,000 | 01/11/2023 | Semi-detached |
| [Same street] 22 MERTON DRIVE, FARSLEY, PUDSEY, LEEDS, WEST YORKSHIRE, LS28 5EB | £250,000 | 30/06/2023 | Semi-detached |
| 32 MERTON GARDENS, FARSLEY, PUDSEY, LEEDS, WEST YORKSHIRE, LS28 5DZ | £275,000 | 23/06/2023 | Semi-detached |
| 3 FARFIELD AVENUE, FARSLEY, PUDSEY, LEEDS, WEST YORKSHIRE, LS28 5HD | £245,000 | 05/05/2023 | Semi-detached |
| 37 RICHMOND ROAD, FARSLEY, PUDSEY, LEEDS, WEST YORKSHIRE, LS28 5DY | £220,000 | 24/04/2023 | Semi-detached |
| 93 OLD ROAD, FARSLEY, PUDSEY, LEEDS, WEST YORKSHIRE, LS28 5BR | £302,000 | 12/04/2023 | Semi-detached |
| 11 FARFIELD AVENUE, FARSLEY, PUDSEY, LEEDS, WEST YORKSHIRE, LS28 5HD | £285,000 | 14/12/2022 | Semi-detached |
| 28 THE WALK, FARSLEY, PUDSEY, LEEDS, WEST YORKSHIRE, LS28 5EQ | £183,000 | 19/10/2022 | Semi-detached |
| 2 COTEFIELDS AVENUE, FARSLEY, PUDSEY, LEEDS, WEST YORKSHIRE, LS28 5EJ | £365,000 | 14/10/2022 | Semi-detached |
| 4 CROFT AVENUE, FARSLEY, PUDSEY, LEEDS, WEST YORKSHIRE, LS28 5HB | £235,000 | 13/09/2022 | Semi-detached |
| 24 GLENHOLME ROAD, FARSLEY, PUDSEY, LEEDS, WEST YORKSHIRE, LS28 5BY | £270,000 | 02/09/2022 | Semi-detached |
| 12 RUSHOLME DRIVE, FARSLEY, PUDSEY, LEEDS, WEST YORKSHIRE, LS28 5HQ | £405,000 | 26/08/2022 | Semi-detached |
| [Same street] 24 MERTON DRIVE, FARSLEY, PUDSEY, LEEDS, WEST YORKSHIRE, LS28 5EB | £210,000 | 29/07/2022 | Semi-detached |
| 9 THORNFIELD AVENUE, FARSLEY, PUDSEY, LEEDS, WEST YORKSHIRE, LS28 5HJ | £228,000 | 29/07/2022 | Semi-detached |
| 10 RUSHOLME DRIVE, FARSLEY, PUDSEY, LEEDS, WEST YORKSHIRE, LS28 5HQ | £301,000 | 28/07/2022 | Semi-detached |
| 9 DENEWAY, STANNINGLEY, PUDSEY, LEEDS, WEST YORKSHIRE, LS28 6EN | £341,250 | 12/07/2022 | Semi-detached |
| 12 RICHMOND ROAD, FARSLEY, PUDSEY, LEEDS, WEST YORKSHIRE, LS28 5DY | £227,000 | 13/05/2022 | Semi-detached |
| 11 THE WALK, FARSLEY, PUDSEY, LEEDS, WEST YORKSHIRE, LS28 5EQ | £202,000 | 31/03/2022 | Semi-detached |
| 23 MERTON AVENUE, FARSLEY, PUDSEY, LEEDS, WEST YORKSHIRE, LS28 5DX | £250,000 | 21/01/2022 | Semi-detached |

**Street average:** £230,000 (2 sales)
**Area average:** £271,863 (20 sales)

## Price vs local average

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

- **Local average:** £272,937 (61 Semi-detached, LS28, 2024–2026)
- **Deviation:** -1.1%

## 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):** £848/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 End Terrace, Fully Furnished In Leeds, LS28 | £2,400/mo | 3 | 0.36 miles | OpenRent |

**Average rent: £2,400/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.89% (okay)
- **Max investor price (0.8%):** £300,000
- **Target investor price (1%):** £240,000

*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 £2,400/mo).*

- **Gross yield:** 10.7%
- **Cost-to-rent:** 9.4×
- **Monthly cashflow:** £1,072/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 16.4%

*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:** 21.3%
- **10y growth:** 48%

## House Price Index (HM Land Registry)

*Official index for Leeds; Semi-detached series; as of April 2026.*

- **1y growth (index):** 4.2%
- **5y growth (index):** 25.5%
- **10y growth (index):** 62.8%

## 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)