# 3 bedroom semi-detached house for sale (LS8 2BG)

## Property Details

| Key | Value |
|-----|-------|
| Address | 46 KINGSWOOD CRESCENT, LEEDS, WEST YORKSHIRE LS8 2BG |
| Price | £425,000 |
| Bedrooms | 3 |
| Bathrooms | 1 |
| Council tax | C |
| Construction age | England and Wales: 1930-1949 |
| Floor area | 104 m² |
| Last sold | £430,000 Oct 2025 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 03/07/2035
- **Current heating cost:** £1,311/year
- **Est. upgrade cost to C:** £10,200

### Recommendations
- B (£900 - £1,500)
- U (£8,000 - £10,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/3407-1205-1002-0103-7806)

## Description

This immaculate and extended 3-bedroom semi-detached property on Kingswood Crescent offers modern living with stylish finishes and plenty of space for a growing family. The home has been beautifully maintained and thoughtfully updated, blending contemporary features with high-quality details throughout. You enter the property through a new composite anthracite grey front door and double-glazing windows, which were replaced in 2021. The spacious hallway provides stairs leading to the first floor, and a convenient downstairs WC. The front reception room is tastefully decorated in calming grey tones with a large bay window, allowing natural light to flood the room and create a bright and welcoming space. To the rear of the property is the stunning open-plan kitchen/diner with wood flooring throughout. The kitchen is fitted with a wide range of wall and base units, integrated appliances, and spotlights to the ceiling. The ample dining space is perfect for families, with large windows overlooking the rear garden. Adjacent to the kitchen, there is a separate utility space that leads out to the rear garden, providing additional access to the garage.

Upstairs, the property offers two double bedrooms and one single, all featuring built-in wardrobes. The principal bedroom is painted in Farrow & Ball Shadow White and benefits from a large bay window that lets in plenty of light. Bedroom 2 is painted in Farrow & Ball Oxford Stone, also with built-in wardrobes, while Bedroom 3 has a newly installed window (with FENSA certificate available upon request). The family bathroom is spacious and beautifully appointed with a four-piece suite, including a bath, a walk-in shower unit, a low flush WC, and a hand wash basin. The bathroom is partially tiled, and two windows provide natural light. Externally, the property is set back from the main road with a driveway that accommodates two cars, leading to the attached garage that can accommodate a vehicle. The front and rear gardens are both enclosed with new fencing, offering privacy and security. The rear garden is laid to lawn, providing a lovely space for outdoor relaxation and entertaining.

EPC rating: D. Tenure: Freehold,

## Property Photos

- ![Photo](/listings/photos/159827000/1347364)
- ![Photo](/listings/photos/159827000/1347365)
- ![Photo](/listings/photos/159827000/1347366)
- ![Photo](/listings/photos/159827000/1347367)
- ![Photo](/listings/photos/159827000/1347368)
- ![Photo](/listings/photos/159827000/1347369)
- ![Photo](/listings/photos/159827000/1347370)
- ![Photo](/listings/photos/159827000/1347371)
- ![Photo](/listings/photos/159827000/1347372)
- ![Photo](/listings/photos/159827000/1347373)
- ![Photo](/listings/photos/159827000/1347374)
- ![Photo](/listings/photos/159827000/1347375)

## Floorplans

- ![Floorplan](/listings/photos/159827000/1347376) - Floorplan

## EPC Graphs

- ![EPC Certificate](/listings/photos/159827000/1347377) - EPC Certificate

## FENSA Certificates

This property has 2 FENSA certificate(s) on record.

### FENSA Certificate #7777837
- **Address:** 46 Kingswood Crescent, LEEDS, LS8 2BG
- **Certificate Issued:** 08/11/2010
- **Work Completed:** 11/10/2010
- **Items:** 2 window(s)

### FENSA Certificate #14740381
- **Address:** 46 Kingswood Crescent, LEEDS, LS8 2BG
- **Certificate Issued:** 15/08/2021
- **Work Completed:** 30/07/2021
- **Items:** 1 window(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 46 KINGSWOOD CRESCENT, LEEDS, WEST YORKSHIRE, LS8 2BG | £430,000 | 31/10/2025 | Semi-detached |
| 46 KINGSWOOD CRESCENT, LEEDS, WEST YORKSHIRE, LS8 2BG | £302,000 | 09/02/2018 | Semi-detached |
| 46 KINGSWOOD CRESCENT, LEEDS, WEST YORKSHIRE, LS8 2BG | £255,000 | 02/09/2016 | 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 |
|---------|-------|------|------|
| 3 CHELWOOD GROVE, LEEDS, WEST YORKSHIRE, LS8 2AX | £472,000 | 15/12/2025 | Semi-detached |
| 17 SHADWELL WALK, LEEDS, WEST YORKSHIRE, LS17 6EQ | £460,000 | 10/11/2025 | Semi-detached |
| 31 KINGSWOOD GARDENS, LEEDS, WEST YORKSHIRE, LS8 2BT | £155,000 | 05/11/2025 | Semi-detached |
| 48 KEDLESTON ROAD, LEEDS, WEST YORKSHIRE, LS8 2BJ | £375,000 | 30/05/2025 | Semi-detached |
| 5 CHELWOOD MOUNT, LEEDS, WEST YORKSHIRE, LS8 2AY | £384,000 | 01/12/2023 | Semi-detached |
| 6 CHELWOOD PLACE, LEEDS, WEST YORKSHIRE, LS8 2BB | £409,000 | 13/11/2023 | Semi-detached |
| 5 BIDEFORD AVENUE, LEEDS, WEST YORKSHIRE, LS8 2AE | £815,000 | 10/11/2023 | Semi-detached |
| 63 KEDLESTON ROAD, LEEDS, WEST YORKSHIRE, LS8 2BJ | £345,000 | 27/10/2023 | Semi-detached |
| 7 CHELWOOD PLACE, LEEDS, WEST YORKSHIRE, LS8 2BB | £460,000 | 25/08/2023 | Semi-detached |
| 183 WEST PARK DRIVE WEST, LEEDS, WEST YORKSHIRE, LS8 2BE | £509,000 | 31/07/2023 | Semi-detached |
| 8 KINGSWOOD DRIVE, LEEDS, WEST YORKSHIRE, LS8 2BQ | £367,500 | 21/06/2023 | Semi-detached |
| 138 HIGH MOOR CRESCENT, LEEDS, WEST YORKSHIRE, LS17 6DZ | £235,000 | 28/04/2023 | Semi-detached |
| 515 RING ROAD, MOORTOWN, LEEDS, WEST YORKSHIRE, LS17 8NR | £425,000 | 28/04/2023 | Semi-detached |
| 12 CHELWOOD AVENUE, LEEDS, WEST YORKSHIRE, LS8 2AZ | £515,100 | 25/11/2022 | Semi-detached |
| 21 STONELEIGH LANE, LEEDS, WEST YORKSHIRE, LS17 8FJ | £462,500 | 11/11/2022 | Semi-detached |
| 53 CHELWOOD AVENUE, LEEDS, WEST YORKSHIRE, LS8 2BA | £336,000 | 11/10/2022 | Semi-detached |
| [Same street] 18 KINGSWOOD CRESCENT, LEEDS, WEST YORKSHIRE, LS8 2BG | £465,000 | 07/10/2022 | Semi-detached |
| 7 CHELWOOD MOUNT, LEEDS, WEST YORKSHIRE, LS8 2AY | £339,600 | 29/09/2022 | Semi-detached |
| 173 WEST PARK DRIVE WEST, LEEDS, WEST YORKSHIRE, LS8 2BE | £420,000 | 20/09/2022 | Semi-detached |
| [Same street] 44 KINGSWOOD CRESCENT, LEEDS, WEST YORKSHIRE, LS8 2BG | £407,000 | 16/09/2022 | Semi-detached |
| 162 HIGH MOOR CRESCENT, LEEDS, WEST YORKSHIRE, LS17 6DZ | £270,000 | 12/08/2022 | Semi-detached |
| 365 RING ROAD, MOORTOWN, LEEDS, WEST YORKSHIRE, LS17 8NP | £460,000 | 29/07/2022 | Semi-detached |
| [Same street] 2 KINGSWOOD CRESCENT, LEEDS, WEST YORKSHIRE, LS8 2BG | £368,000 | 29/10/2021 | Semi-detached |

**Street average:** £413,333 (3 sales)
**Area average:** £410,735 (20 sales)

## Price vs local average

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

- **Local average:** £373,987 (51 Semi-detached, LS8, 2024–2026)
- **Deviation:** +13.6%

## 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 Semi-Detached House, Talbot Gardens, LS8 | £1,300/mo | 3 | 0.36 miles | OpenRent |
| 3 Bed Semi-Detached House, Moor Allerton Crescent, LS17 | £1,450/mo | 3 | 0.39 miles | OpenRent |
| 3 Bed Semi-Detached House, Roman Avenue, LS8 | £4,500/mo | 3 | 0.4 miles | OpenRent |
| 3 Bed Semi-Detached House, Shaftesbury Road, LS8 | £1,350/mo | 3 | 0.47 miles | OpenRent |

**Average rent: £2,150/mo (4 listings)**

## 1% Rule

- **Rent ratio:** 0.33% (weak for cashflow)
- **Max investor price (0.8%):** £175,000
- **Target investor price (1%):** £140,000

*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 £1,400/mo).*

- **Gross yield:** 4%
- **Cost-to-rent:** 25.3×
- **Monthly cashflow:** £-439/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -4.3%

*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:** £4,087/m²

## Capital growth trend

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

- **5y growth:** 22.7%
- **10y growth:** 78.3%

## 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)