Sold STC Semi-detached

28 PARKSTONE AVENUE

LEEDS, WEST YORKSHIRE LS16 6EN

3 beds 1 baths 1,044 sq ft Listed 11 Aug 2023 (-1044d)

£285,000

Reduced on 31 Aug 2023

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# 3 bedroom semi-detached house for sale (LS16 6EN)

## Property Details

| Key | Value |
|-----|-------|
| Address | 28 PARKSTONE AVENUE, LEEDS, WEST YORKSHIRE LS16 6EN |
| Price | £285,000 |
| Bedrooms | 3 |
| Bathrooms | 1 |
| Council tax | C |
| Construction age | England and Wales: 1930-1949 |
| Floor area | 97 m² |
| Last sold | £272,500 Jan 2024 |

## EPC Rating & Upgrade Cost

- **Current rating:** E
- **Potential rating:** B
- **Expiry date:** 18/07/2026
- **Current heating cost:** £1,425/year

### Recommendations
- B (1,500)
- W1 (1,200)
- E (45)
- G (450)
- I (3,000)
- N (6,000)
- O3 (1,400)
- U (8,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/8204-3114-6629-0797-2363)

## Description

LARGER STYLE three bed semi with CONSERVATORY with POTENTIAL TO EXTEND!

This property has been a much loved home for over twenty years and with neighbouring properties illustrating the potential it has to be extended and for a fourth bedroom to be created in the loft, we believe this is a great opportunity for those buyers wanting a long term home. The accommodation includes an entrance hall, lounge, kitchen diner and conservatory to the ground floor. To the first floor you will find three bedrooms and a four piece house bathroom. Externally there is a drive which can comfortably fit two cars, as well as a large garden with both decked and lawned areas.

West Park is a highly sought after residential area of Leeds.  It is within walking distance of local cafes and bistros and the cosmopolitan amenities in Headingley are a short distance away, as is the Ring Road, which allows quick, easy access to other Leeds suburbs.  There is a local gym and health spa and nurseries, primary schools and high schools all lie within easy walking distance.  Leeds Grammar School at Alwoodley Gates is accessible via the Ring Road and the school bus stops nearby.

## Property Photos

- ![Picture No. 15](/listings/photos/138527159/693944) - Picture No. 15
- ![Picture No. 01](/listings/photos/138527159/693949) - Picture No. 01
- ![Picture No. 03](/listings/photos/138527159/693953) - Picture No. 03
- ![Picture No. 04](/listings/photos/138527159/693957) - Picture No. 04
- ![Picture No. 07](/listings/photos/138527159/693961) - Picture No. 07
- ![Picture No. 08](/listings/photos/138527159/693965) - Picture No. 08
- ![Picture No. 06](/listings/photos/138527159/693971) - Picture No. 06
- ![Picture No. 13](/listings/photos/138527159/693974) - Picture No. 13
- ![Picture No. 12](/listings/photos/138527159/693977) - Picture No. 12
- ![Picture No. 11](/listings/photos/138527159/693981) - Picture No. 11
- ![Picture No. 05](/listings/photos/138527159/693986) - Picture No. 05
- ![Picture No. 02](/listings/photos/138527159/693988) - Picture No. 02
- ![Picture No. 09](/listings/photos/138527159/693989) - Picture No. 09

## Floorplans

- ![Floorplan](/listings/photos/138527159/693991) - Floorplan

## EPC Graphs

- ![EPC Rating Graph](/listings/photos/138527159/693993) - EPC Rating Graph

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 28 PARKSTONE AVENUE, LEEDS, WEST YORKSHIRE, LS16 6EN | £272,500 | 15/01/2024 | 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 |
|---------|-------|------|------|
| 401 SPEN LANE, LEEDS, WEST YORKSHIRE, LS16 6JG | £338,000 | 24/03/2025 | Semi-detached |
| 42 BLACKTHORN LANE, LEEDS, WEST YORKSHIRE, LS16 6TJ | £361,805 | 20/12/2024 | Semi-detached |
| 4 WYNFORD MOUNT, LEEDS, WEST YORKSHIRE, LS16 6JH | £315,000 | 04/04/2024 | Semi-detached |
| 14 WYNFORD MOUNT, LEEDS, WEST YORKSHIRE, LS16 6JH | £385,000 | 28/11/2023 | Semi-detached |
| 27 WYNFORD TERRACE, LEEDS, WEST YORKSHIRE, LS16 6HU | £337,000 | 29/09/2023 | 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 |
| 4 PARKSTONE GREEN, LEEDS, WEST YORKSHIRE, LS16 6EU | £270,000 | 22/06/2023 | Semi-detached |
| 17 PARKSTONE GROVE, LEEDS, WEST YORKSHIRE, LS16 6EX | £220,000 | 30/05/2023 | Semi-detached |
| [Same street] 2 PARKSTONE AVENUE, LEEDS, WEST YORKSHIRE, LS16 6EN | £259,400 | 17/03/2023 | Semi-detached |
| 3 PARKSTONE PLACE, LEEDS, WEST YORKSHIRE, LS16 6EP | £180,000 | 22/12/2022 | Semi-detached |
| 45 SPENNITHORNE DRIVE, LEEDS, WEST YORKSHIRE, LS16 6HR | £380,000 | 25/11/2022 | Semi-detached |
| 423 SPEN LANE, LEEDS, WEST YORKSHIRE, LS16 6JE | £387,000 | 22/09/2022 | Semi-detached |
| 98 RING ROAD, WEST PARK, LEEDS, WEST YORKSHIRE, LS16 6EL | £297,500 | 20/09/2022 | Semi-detached |
| 15 PARKSTONE MOUNT, LEEDS, WEST YORKSHIRE, LS16 6ES | £213,500 | 15/09/2022 | Semi-detached |
| 4 PARKSTONE GROVE, LEEDS, WEST YORKSHIRE, LS16 6EX | £227,500 | 19/08/2022 | Semi-detached |
| 24 PARKSTONE GROVE, LEEDS, WEST YORKSHIRE, LS16 6EX | £200,000 | 29/04/2022 | Semi-detached |
| 37 PARKSTONE GROVE, LEEDS, WEST YORKSHIRE, LS16 6ET | £245,000 | 22/04/2022 | Semi-detached |
| 82 RING ROAD, WEST PARK, LEEDS, WEST YORKSHIRE, LS16 6EL | £340,000 | 18/02/2022 | Semi-detached |
| 22 PARKSTONE GROVE, LEEDS, WEST YORKSHIRE, LS16 6EX | £190,760 | 14/01/2022 | Semi-detached |
| 43 SPENNITHORNE DRIVE, LEEDS, WEST YORKSHIRE, LS16 6HR | £288,434 | 01/11/2021 | Semi-detached |
| 37 WYNFORD TERRACE, LEEDS, WEST YORKSHIRE, LS16 6HU | £318,000 | 28/09/2021 | Semi-detached |
| 399 SPEN LANE, LEEDS, WEST YORKSHIRE, LS16 6JG | £311,000 | 23/09/2021 | Semi-detached |
| [Same street] 18 PARKSTONE AVENUE, LEEDS, WEST YORKSHIRE, LS16 6EN | £289,950 | 25/06/2021 | Semi-detached |

**Street average:** £303,070 (5 sales)
**Area average:** £290,275 (20 sales)

## Price vs local average

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

- **Local average:** £289,565 (62 Semi-detached, LS16, 2024–2026)
- **Deviation:** -1.6%

## 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):** £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 Semi-Detached House, Old Farm Approach, LS16 | £1,350/mo | 3 | 0.48 miles | OpenRent |
| 3 Bed Penthouse, Upper Headingley, LS16 | £1,999/mo | 3 | 0.83 miles | OpenRent |
| 3 Bed Semi-Detached House, Tinshill Lane, LS16 | £1,700/mo | 3 | 0.98 miles | OpenRent |
| 3 Bed Flat, Otley Road, LS16 | £1,300/mo | 3 | 1.01 miles | OpenRent |

**Average rent: £1,587/mo (4 listings)**

## 1% Rule

- **Rent ratio:** 0.54% (weak for cashflow)
- **Max investor price (0.8%):** £190,625
- **Target investor price (1%):** £152,500

*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 £1,525/mo).*

- **Gross yield:** 6.4%
- **Cost-to-rent:** 15.6×
- **Monthly cashflow:** £225/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 3.3%

*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:** £2,938/m²

## Capital growth trend

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

- **5y growth:** -3.6%
- **10y growth:** 20.9%

## 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)

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Property details

Tenure

FREEHOLD

Floor area

97 m²

Council tax band

EPC rating

Year built

England and Wales: 1930-1949

Last sold

£272,500 Jan 2024

Price per m²

£2,938/m²

Local average

£289,565 (-1.6%)

Deprivation

Decile 8 (26,834 of 33,755)

Street crime

177 incidents within 1 mile (Apr 2026)

Key features

Larger Style
Kitchen Diner
Conservatory
Four Piece Bathroom
Large Garden
Potential To Extend
Must View
Council Tax Band C/ EPC Rating E

Additional details

Parking: Yes
Garden: Yes

Description

LARGER STYLE three bed semi with CONSERVATORY with POTENTIAL TO EXTEND!

This property has been a much loved home for over twenty years and with neighbouring properties illustrating the potential it has to be extended and for a fourth bedroom to be created in the loft, we believe this is a great opportunity for those buyers wanting a long term home. The accommodation includes an entrance hall, lounge, kitchen diner and conservatory to the ground floor. To the first floor you will find three bedrooms and a four piece house bathroom. Externally there is a drive which can comfortably fit two cars, as well as a large garden with both decked and lawned areas.

West Park is a highly sought after residential area of Leeds. It is within walking distance of local cafes and bistros and the cosmopolitan amenities in Headingley are a short distance away, as is the Ring Road, which allows quick, easy access to other Leeds suburbs. There is a local gym and health spa and nurseries, primary schools and high schools all lie within easy walking distance. Leeds Grammar School at Alwoodley Gates is accessible via the Ring Road and the school bus stops nearby.

Listed by

Adel

The Northern Estate Agencies Group

Reference: 138527159

EPC Rating & Upgrade Cost

Current rating: E

Potential rating: B

Inspection date: 19/07/2016

Expiry date: 18/07/2026

Current heating cost: £1,425/year

Potential heating cost: £675/year

EPC E or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

Cavity wall insulation (1,500)
Floor insulation (suspended floor) (1,200)
Low energy lighting for all fixed outlets (45)
Upgrade heating controls (450)
Replace boiler with new condensing boiler (3,000)
Solar water heating (6,000)
Replacement glazing units (1,400)
Solar photovoltaic panels, 2.5 kWp (8,000)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan

EPC Graphs

EPC Rating Graph

Price history

Event	Date	Price	% change
Sold	15/01/2024 (2 years ago)	£272,500	—

Source: HM Land Registry Price Paid Data. Crown copyright.

Sold Comparables

Same street and nearby sales within 0.25 miles (last 5 years). Data from Land Registry Price Paid.

Address	Price	Date	Type
401 SPEN LANE, LEEDS, WEST YORKSHIRE, LS16 6JG	£338,000	24/03/2025	Semi-detached
42 BLACKTHORN LANE, LEEDS, WEST YORKSHIRE, LS16 6TJ	£361,805	20/12/2024	Semi-detached
4 WYNFORD MOUNT, LEEDS, WEST YORKSHIRE, LS16 6JH	£315,000	04/04/2024	Semi-detached
14 WYNFORD MOUNT, LEEDS, WEST YORKSHIRE, LS16 6JH	£385,000	28/11/2023	Semi-detached
27 WYNFORD TERRACE, LEEDS, WEST YORKSHIRE, LS16 6HU	£337,000	29/09/2023	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
4 PARKSTONE GREEN, LEEDS, WEST YORKSHIRE, LS16 6EU	£270,000	22/06/2023	Semi-detached
17 PARKSTONE GROVE, LEEDS, WEST YORKSHIRE, LS16 6EX	£220,000	30/05/2023	Semi-detached
Same street 2 PARKSTONE AVENUE, LEEDS, WEST YORKSHIRE, LS16 6EN	£259,400	17/03/2023	Semi-detached
3 PARKSTONE PLACE, LEEDS, WEST YORKSHIRE, LS16 6EP	£180,000	22/12/2022	Semi-detached
45 SPENNITHORNE DRIVE, LEEDS, WEST YORKSHIRE, LS16 6HR	£380,000	25/11/2022	Semi-detached
423 SPEN LANE, LEEDS, WEST YORKSHIRE, LS16 6JE	£387,000	22/09/2022	Semi-detached
98 RING ROAD, WEST PARK, LEEDS, WEST YORKSHIRE, LS16 6EL	£297,500	20/09/2022	Semi-detached
15 PARKSTONE MOUNT, LEEDS, WEST YORKSHIRE, LS16 6ES	£213,500	15/09/2022	Semi-detached
4 PARKSTONE GROVE, LEEDS, WEST YORKSHIRE, LS16 6EX	£227,500	19/08/2022	Semi-detached
24 PARKSTONE GROVE, LEEDS, WEST YORKSHIRE, LS16 6EX	£200,000	29/04/2022	Semi-detached
37 PARKSTONE GROVE, LEEDS, WEST YORKSHIRE, LS16 6ET	£245,000	22/04/2022	Semi-detached
82 RING ROAD, WEST PARK, LEEDS, WEST YORKSHIRE, LS16 6EL	£340,000	18/02/2022	Semi-detached
22 PARKSTONE GROVE, LEEDS, WEST YORKSHIRE, LS16 6EX	£190,760	14/01/2022	Semi-detached
43 SPENNITHORNE DRIVE, LEEDS, WEST YORKSHIRE, LS16 6HR	£288,434	01/11/2021	Semi-detached
37 WYNFORD TERRACE, LEEDS, WEST YORKSHIRE, LS16 6HU	£318,000	28/09/2021	Semi-detached
399 SPEN LANE, LEEDS, WEST YORKSHIRE, LS16 6JG	£311,000	23/09/2021	Semi-detached
Same street 18 PARKSTONE AVENUE, LEEDS, WEST YORKSHIRE, LS16 6EN	£289,950	25/06/2021	Semi-detached

Street average: £303,070 (5 sales)

Area average: £290,275 (20 sales)

Capital growth trend

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

5y growth -3.6%

10y growth 20.9%

House Price Index (HM Land Registry — official index, not sold-price averages): Leeds. Series: Semi-detached. As of March 2026.

1y (index) 3.3%

5y (index) 23.3%

10y (index) 62.4%

Rental Range

Estimated market rent for Leeds. Low = conservative, Realistic = average, Optimistic = best case.

Low £1,020/mo

Realistic £1,133/mo

Optimistic £1,246/mo

Based on Local Authority from postcode lookup → Leeds.

LHA (30th percentile) floor for Leeds: £848/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View LS16 6EN

Nearby

Nearest stations, universities and amenities (distance from property).

Type	Name	Distance
Bus stop	Spen Lane Wynford Mount	0.1 miles
Shop	Co-op Food	0.5 miles
Shop	West Park	0.6 miles
University	Reception/Helpzone	1.0 miles
Train station	Horsforth	1.3 miles
Train station	Kirkstall Forge	1.4 miles
University	Carnegie Pavilion	1.7 miles
Hospital	Sir Karl Cohen Square	3.0 miles
Hospital	Paul Sykes Urology Centre	4.0 miles

Street-level crime

Category	Count
Violence and sexual offences	77
Public order	20
Burglary	16
Vehicle crime	15
Anti-social behaviour	11
Criminal damage and arson	10
Other theft	10
Shoplifting	8
Other crime	6
Robbery	4
Total incidents	177

Within 1 mile during Apr 2026. Source: data.police.uk (England & Wales).

Schools nearby

Nearest open schools with Ofsted ratings (England). Closed schools are not shown. Data from Get Information about Schools and Ofsted.

Name	Type	Distance	Ofsted
Iveson Primary School	Primary	0.2 miles	Good — 16 Jun 2015
Lawnswood School	Secondary	0.4 miles	Good — 30 Oct 2013
Abbey Grange Church of England Academy	Secondary	0.5 miles	Good — 6 Mar 2012
Holy Name Catholic Voluntary Academy	Primary	0.5 miles	Good — 19 Sep 2018
St Chad's Church of England Primary School	Primary	0.5 miles	Good — 25 Sep 2024

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 Semi-Detached House, Old Farm Approach, LS16	£1,350/mo	3	0.48 miles	OpenRent
3 Bed Penthouse, Upper Headingley, LS16	£1,999/mo	3	0.83 miles	OpenRent
3 Bed Semi-Detached House, Tinshill Lane, LS16	£1,700/mo	3	0.98 miles	OpenRent
3 Bed Flat, Otley Road, LS16	£1,300/mo	3	1.01 miles	OpenRent

Average rent: £1,587/mo (4 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.54%

Max investor price (0.8%) £190,625

Target investor price (1%) £152,500

Gross yield 6.4%

Cost-to-rent ratio 15.6×

Monthly cashflow £225/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 3.3%

Rent ratio — Monthly rent ÷ purchase price (1% rule). 1%+ = strong, 0.8–1% = okay, <0.8% = weak for cashflow.
Max investor price — Rent ÷ 0.8%; the price at which rent would be 0.8% of price (Stoke-style target).
Target investor price — Rent ÷ 1%; the price at which rent would be 1% of price (strong cashflow band).
Gross yield — Annual rent as % of purchase price (no costs).
Cost-to-rent — Price ÷ annual rent (from OpenRent comparables). Under 14× = strong, 14–16× = acceptable, 17×+ = compressed.
Cashflow — Rent minus 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).