# 2 bedroom bungalow for sale (LS18 5PT)

## Property Details

| Key | Value |
|-----|-------|
| Address | 23 BROWNBERRIE CRESCENT, LEEDS, HORSFORTH, WEST YORKSHIRE LS18 5PT |
| Price | £375,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Council tax | D |
| Construction age | England and Wales: 1950-1966 |
| Floor area | 72 m² |
| Last sold | £370,000 Oct 2025 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Expiry date:** 29/08/2033
- **Current heating cost:** £1,291/year
- **Est. upgrade cost to C:** £11,500

### Recommendations
- B (£500 - £1,500)
- W1 (£800 - £1,200)
- N (£4,000 - £6,000)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0090-2660-6287-2077-8395)

## Description

Located in a highly sought after area of Horsforth, this two bedroom bungalow is neutrally decorated throughout and offers so much potential for extension. With a lovely rear garden and double garage, the property occupies a fantastic sized plot. 

Entering into the spacious hallway, there is ample space along with a useful storage cupboard. The lounge is a bright, sunny room with french doors opening onto the rear garden. A multi-fuel stove within the hearth creates a cosy and homely feel, and there is space for both lounge and dining areas. The kitchen is fitted with white cabinets and offers space for freestanding appliances such as fridge freezer, washing machine and dishwasher. There is a door leading to the rear porch, a great space for a utility area or keeping dirty shoes out of the house! 

The master bedroom is a generous sized double bedroom, and the second bedroom is another double room with dual aspect windows, allowing light to flood in. The modern shower room is fitted with a large walk-in shower, sink and w/c.

The rear garden has a great sized lawn and borders for plants, with a patio area directly outside the french doors, perfect for alfresco dining and soaking up the summer sun. The double garage has an electric remote controlled garage door and a power supply, perfect for storage of garden tools, furniture and car parking. A large drive runs up the side of the house, offering space for multiple cars.

Brownberrie Crescent is within easy reach of local shopping facilities, bars & restaurants and well regarded schools for all ages. Horsforth Cricket Club is located at the bottom of the road, hosting sports games, clubs and a bar with outdoor seating to enjoy in the summertime. Transport links are easily found with frequent buses on Brownberrie Lane and Horsforth Train Station a short walk away.

## Property Photos

- ![Front](/listings/photos/149079080/717868) - Front
- ![Kitchen](/listings/photos/149079080/717869) - Kitchen
- ![Lounge](/listings/photos/149079080/717871) - Lounge
- ![Bedroom](/listings/photos/149079080/717872) - Bedroom
- ![Lounge/Dining Room](/listings/photos/149079080/717873) - Lounge/Dining Room
- ![Garden](/listings/photos/149079080/717874) - Garden
- ![Bedroom](/listings/photos/149079080/717875) - Bedroom
- ![Garden](/listings/photos/149079080/717876) - Garden
- ![Garden](/listings/photos/149079080/717877) - Garden
- ![Shower Room](/listings/photos/149079080/717878) - Shower Room
- ![Bedroom](/listings/photos/149079080/717879) - Bedroom
- ![Kitchen](/listings/photos/149079080/717880) - Kitchen
- ![Hallway](/listings/photos/149079080/717881) - Hallway

## Floorplans

- ![Floorplan](/listings/photos/149079080/717882) - Floorplan

## EPC Graphs

- ![EPC Rating Graph](/listings/photos/149079080/717883) - EPC Rating Graph

## FENSA Certificates

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

### FENSA Certificate #10035105
- **Address:** 23 Brownberrie Crescent, Horsforth, LS18 5PT
- **Certificate Issued:** 15/01/2014
- **Work Completed:** 15/12/2013
- **Items:** 1 door(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 23 BROWNBERRIE CRESCENT, HORSFORTH, LEEDS, WEST YORKSHIRE, LS18 5PT | £370,000 | 24/10/2025 | Semi-detached |
| 23 BROWNBERRIE CRESCENT, HORSFORTH, LEEDS, WEST YORKSHIRE, LS18 5PT | £335,000 | 26/09/2022 | 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 |
|---------|-------|------|------|
| [Same street] 3 BROWNBERRIE CRESCENT, HORSFORTH, LEEDS, WEST YORKSHIRE, LS18 5PT | £355,000 | 24/11/2023 | Semi-detached |
| SCOTLAND VILLA SCOTLAND LANE, HORSFORTH, LEEDS, WEST YORKSHIRE, LS18 5SE | £1,465,000 | 11/08/2023 | Detached |
| [Same street] 29 BROWNBERRIE CRESCENT, HORSFORTH, LEEDS, WEST YORKSHIRE, LS18 5PT | £330,000 | 11/04/2023 | Semi-detached |
| [Same street] 16 BROWNBERRIE CRESCENT, HORSFORTH, LEEDS, WEST YORKSHIRE, LS18 5PT | £536,000 | 10/11/2022 | Semi-detached |
| 17 BROWNBERRIE DRIVE, HORSFORTH, LEEDS, WEST YORKSHIRE, LS18 5PP | £565,000 | 01/04/2022 | Detached |
| [Same street] 15 BROWNBERRIE CRESCENT, HORSFORTH, LEEDS, WEST YORKSHIRE, LS18 5PT | £385,800 | 10/12/2021 | Detached |
| 18 MONTFORT CLOSE, HORSFORTH, LEEDS, WEST YORKSHIRE, LS18 5SX | £440,000 | 29/06/2021 | Detached |

**Street average:** £401,700 (4 sales)
**Area average:** £823,333 (3 sales)

## Price vs local average

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

- **Local average:** £600,212 (13 Detached, LS18, 2024–2026)
- **Deviation:** -37.5%

## 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, Great Minster House, LS18 | £1,095/mo | 2 | 0.3 miles | OpenRent |
| 2 Bed Semi-Detached House, Woodview Close, LS18 | £1,050/mo | 2 | 0.42 miles | OpenRent |
| 2 Bed Flat, Low Lane, LS18 | £895/mo | 2 | 0.52 miles | OpenRent |
| 2 Bed Semi-Detached House, Silk Mill Drive, LS16 | £1,000/mo | 2 | 0.72 miles | OpenRent |
| 2 Bed Semi-Detached House, Tinshill Mount, LS16 | £1,250/mo | 2 | 0.72 miles | OpenRent |
| 2 Bed End Terrace, St James Drive, LS18 | £1,095/mo | 2 | 0.74 miles | OpenRent |
| 2 Bed Semi-Detached House, Drury Lane, LS18 | £1,150/mo | 2 | 0.86 miles | OpenRent |
| 2 Bed Terraced House, Springfield Mount, LS18 | £950/mo | 2 | 0.89 miles | OpenRent |
| 2 Bed Flat, Summerfield, LS18 | £1,200/mo | 2 | 1.22 miles | OpenRent |

**Average rent: £1,076/mo (9 listings)**

## 1% Rule

- **Rent ratio:** 0.29% (weak for cashflow)
- **Max investor price (0.8%):** £136,875
- **Target investor price (1%):** £109,500

*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 £1,095/mo).*

- **Gross yield:** 3.5%
- **Cost-to-rent:** 28.5×
- **Monthly cashflow:** £-516/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -5.7%

*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).*

## Price per Square Metre

- **£/m²:** £5,208/m²

## Capital growth trend

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

- **5y growth:** 16.7%
- **10y growth:** 45.4%

## House Price Index (HM Land Registry)

*Official index for Leeds; Detached series; as of March 2026.*

- **1y growth (index):** 2.8%
- **5y growth (index):** 21.9%
- **10y growth (index):** 58.3%

## 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)