# 2 bedroom flat for sale (LS28 7BS) ## Property Details | Key | Value | |-----|-------| | Address | 8 MOUNT PLEASANT COURT, PUDSEY, WEST YORKSHIRE LS28 7BS | | Price | £150,000 | | Bedrooms | 2 | | Council tax | B | | Last sold | £150,000 Apr 2023 | ## Description A fantastic opportunity to acquire this purpose built TWO BEDROOM FIRST FLOOR apartment situated in a sought after development in Pudsey, close to an excellent range of shops and amenities. Featuring neutral and ready to move into accommodation throughout and benefiting from well maintained communal grounds and an ALLOCATED PARKING SPACE, the property is sure to appeal to a range of buyers including FIRST TIME BUYERS and DOWNSIZERS. Offered to the market with NO FORWARD CHAIN, early viewing is highly advised to avoid disappointment. Having both GAS FIRED CENTRAL HEATING and PVC DOUBLE GLAZING, the property briefly comprises: ENTRANCE VESTIBULE with stairs rising to the first floor, the LANDING has a large storage cupboard, security intercom system and access to a loft space with light for storage. The LIVING ROOM is a lovely light and airy room with a pleasant outlook over the gardens. The KITCHEN has an excellent range of wall and base units with an integrated electric oven, gas hob and extractor hood with space for a fridge/freezer, washing machine and separate dryer. There is also ample space for a table and chairs. BEDROOM ONE, to the rear, is a good sized double room with plenty of space for a double bed and furniture. BEDROOM TWO is also a double sized room, perfect for a spare bedroom or home office. The SHOWER ROOM features a three piece suite and includes a shower cubicle with overhead mains powered shower and fully tiled walls. Outside, there are very well maintained communal grounds and a car park to the rear which provides an ALLOCATED PARKING SPACE. **Hallway** - **Kitchen** - 3.63m x 2.29m - **Living Room** - 4.09m x 3.63m - **Bedroom One** - 3.84m x 2.72m - **Bedroom Two** - 2.87m x 2.44m - **Shower Room** - 2.26m x 2.08m - **Communal Gardens** - **Car Park** - **Front Elevation** - ## Property Photos - ![Photo](/listings/photos/129777992/622341) - ![Photo](/listings/photos/129777992/622342) - ![Photo](/listings/photos/129777992/622343) - ![Photo](/listings/photos/129777992/622344) - ![Photo](/listings/photos/129777992/622345) - ![Photo](/listings/photos/129777992/622346) - ![Photo](/listings/photos/129777992/622347) - ![Photo](/listings/photos/129777992/622348) - ![Photo](/listings/photos/129777992/622349) - ![Photo](/listings/photos/129777992/622350) - ![Photo](/listings/photos/129777992/622351) - ![Photo](/listings/photos/129777992/622352) - ![Photo](/listings/photos/129777992/622353) - ![Photo](/listings/photos/129777992/622354) - ![Photo](/listings/photos/129777992/622355) - ![Photo](/listings/photos/129777992/622356) ## Floorplans - ![Floorplan 1](/listings/photos/129777992/622357) - Floorplan 1 ## EPC Graphs - ![EPC 1](/listings/photos/129777992/622358) - EPC 1 ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 8 MOUNT PLEASANT COURT, PUDSEY, LEEDS, WEST YORKSHIRE, LS28 7BS | £150,000 | 14/04/2023 | 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 | |---------|-------|------|------| | 5 FLAT 3 RICHARDSHAW LANE, PUDSEY, LEEDS, WEST YORKSHIRE, LS28 7WD | £155,000 | 12/12/2023 | Flat | | 12 CLIFTON PLACE, PUDSEY, LEEDS, WEST YORKSHIRE, LS28 7EE | £90,000 | 06/12/2022 | Flat | | TANNERY COURT 6 CLAREMONT GROVE, PUDSEY, LEEDS, WEST YORKSHIRE, LS28 7BF | £95,000 | 25/07/2022 | Flat | | [Same street] 3 MOUNT PLEASANT COURT, PUDSEY, LEEDS, WEST YORKSHIRE, LS28 7BS | £140,000 | 08/04/2022 | Flat | | 1 FLAT 5 RICHARDSHAW LANE, PUDSEY, LEEDS, WEST YORKSHIRE, LS28 7WA | £142,000 | 17/12/2021 | Flat | | TANNERY COURT 2 CLAREMONT GROVE, PUDSEY, LEEDS, WEST YORKSHIRE, LS28 7BF | £107,000 | 18/10/2021 | Flat | | 1 FLAT 3 RICHARDSHAW LANE, PUDSEY, LEEDS, WEST YORKSHIRE, LS28 7WA | £143,000 | 29/09/2021 | Flat | | 9 CLIFTON PLACE, PUDSEY, LEEDS, WEST YORKSHIRE, LS28 7EE | £92,500 | 29/09/2021 | Flat | | 7 QUEENS COURT, PUDSEY, LEEDS, WEST YORKSHIRE, LS28 7WE | £138,000 | 20/08/2021 | Flat | **Street average:** £140,000 (1 sale) **Area average:** £120,313 (8 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £184,037 (19 Flat, LS28, 2024–2026) - **Deviation:** -18.5% ## 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, Richardshaw Lane, LS28 | £835/mo | 2 | 0.06 miles | OpenRent | | 2 Bed Flat, Richardshaw Lane, LS28 | £775/mo | 2 | 0.09 miles | OpenRent | | 2 Bed Flat, Richardshaw Lane, LS28 | £875/mo | 2 | 0.09 miles | OpenRent | | 2 Bed Flat, Richardshaw Lane, LS28 | £875/mo | 2 | 0.09 miles | OpenRent | | 2 Bed Terraced House, Sun St, LS28 | £880/mo | 2 | 0.55 miles | OpenRent | | 2 Bed Flat, Trinity Apartments, LS13 | £1,350/mo | 2 | 0.96 miles | OpenRent | **Average rent: £932/mo (6 listings)** ## 1% Rule - **Rent ratio:** 0.58% (weak for cashflow) - **Max investor price (0.8%):** £109,375 - **Target investor price (1%):** £87,500 *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 £875/mo).* - **Gross yield:** 7% - **Cost-to-rent:** 14.3× - **Monthly cashflow:** £172/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** 4.7% *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).* ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 70.2% - **10y growth:** 120.2% ## 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)