# 4 bedroom semi-detached house for sale (WF16 9DB)

## Property Details

| Key | Value |
|-----|-------|
| Address | 191 LEEDS ROAD, HECKMONDWIKE, WEST YORKSHIRE WF16 9DB |
| Price | £230,000 |
| Bedrooms | 4 |
| Bathrooms | 1 |
| Council tax | C |
| Last sold | £235,000 Dec 2019 |

## EPC Rating & Upgrade Cost

- **Current rating:** B
- **Potential rating:** B
- **Expiry date:** 19/02/2035
- **Current heating cost:** £1,126/year
- **Est. upgrade cost to C:** £1,000

### Recommendations
- W1 (£800 - £1,200)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9735-6622-6400-0750-6222)

## Description

PUBLIC NOTICE

Address: 191 LEEDS ROAD HECKMONDWIKE WF16 9DB

We are acting in the sale of the above property and have received an offer of £255000

Any interested parties must submit any higher offers in writing to the selling agent before an exchange of contracts takes place. EPC rating - 88 B

This well-presented family home offers generous living space and is ideal for those seeking a comfortable and energy-efficient property. Featuring PVCu double glazing and gas central heating, the accommodation includes an entrance hall, lounge, dining room, conservatory, a spacious 23` dining kitchen, utility room, and guest WC. Upstairs, there are four bedrooms, including one with an en-suite, and a family bathroom.

Externally, the property boasts an extensive enclosed rear garden, off-street parking for multiple vehicles, and an extended double garage with space for up to four cars. A fantastic opportunity for families, early viewing is highly recommended.

**Dining Kitchen - 23'9" (7.24m) x 13'10" (4.22m)**

Two PVCu double glazed windows to side and one to front. Base and wall units and breakfast bar. Inset stainless steel sink and drainer. Tiled splashbacks. Gas range cooker point. Extractor hood. Integral dishwasher. French doors to rear garden. Gas central heating radiator. Laminate flooring.

**Utility Room**

PVCu double glazed window to side. Base and wall units. Inset stainless steel sink and drainer. Plumbed for automatic washing machine. Airer. Laminate flooring.

**Dinig Room - 13'5" (4.09m) x 13'0" (3.96m)**

PVCu bay window to front. Laminate flooring. Picture rail and coving to ceiling. Gas central heating radiator.

**Lounge - 13'8" (4.17m) x 13'0" (3.96m)**

Wood fireplace surround housing wood burning stove. Picture rail and coving to ceiling. Patio doors to conservatory.

**Conservatory - 13'0" (3.96m) x 10'8" (3.25m)**

With French doors to rear garden.

**Bedroom One - 12'11" (3.94m) x 12'0" (3.66m)**

PVCu double glazed window to rear. Fitted robes. Gas central heating radiator.

**Bedroom Two - 13'0" (3.96m) x 10'3" (3.12m)**

PVCu double glazed window to rear. Gas central heating radiator.

**Bedroom Three - 11'2" (3.4m) x 9'11" (3.02m)**

PVCu double glazed window to front. Gas central heating radiator.

**Ensuite**

PVCu double glazed window to front. Fully tiled. Two piece suite comprising: corner bath with shower over and vanity wash hand basin. Ceramic tiled floor. Gas central heating radiator.

**Bedroom Four - 12'3" (3.73m) x 9'4" (2.84m)**

PVCu double glazed window to front. Gas central heating radiator. Access to loft.

**Bathroom**

PVCu double glazed window to front. Laminate tiled floor. Four piece suite comprising: bath, separate shower cubicle, pedestal wash hand basin and low flush wc. Heated towel rail.  

**Exterior**

Paved and pebbled front area. Parking for 2/3 vehicles and extended double garage with room for four vehicles. Extensive enclosed rear garden mainly laid to lawn. Decking Area, fish pond and two garden stores. Mature trees and shrubs.

**Bathroom**

PVCu double glazed window to front. Laminate tiled floor. Four piece suite comprising: bath, separate shower cubicle, pedestal wash hand basin and low flush wc. Heated towel rail.

**Loft**

Boarded loft. PVCu double glazed window to side.

**Notice**

Please note we have not tested any apparatus, fixtures, fittings, or services. Interested parties must undertake their own investigation into the working order of these items. All measurements are approximate and photographs provided for guidance only.

## Property Photos

- ![Photo](/listings/photos/159319943/1269244)
- ![Photo](/listings/photos/159319943/1269245)
- ![Photo](/listings/photos/159319943/1269246)
- ![Photo](/listings/photos/159319943/1269247)

## EPC Graphs

- ![EPC 1](/listings/photos/159319943/1269248) - EPC 1

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 191 LEEDS ROAD, HECKMONDWIKE, KIRKLEES, WEST YORKSHIRE, WF16 9DB | £235,000 | 12/12/2019 | 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 |
|---------|-------|------|------|
| 10 REDFEARN AVENUE, HECKMONDWIKE, KIRKLEES, WEST YORKSHIRE, WF16 9PY | £145,275 | 17/12/2025 | Semi-detached |
| 29 LEEDS OLD ROAD, HECKMONDWIKE, KIRKLEES, WEST YORKSHIRE, WF16 9AA | £181,000 | 05/12/2025 | Semi-detached |
| 68 GREENFIELDS, HECKMONDWIKE, KIRKLEES, WEST YORKSHIRE, WF16 9HG | £177,000 | 17/10/2025 | Semi-detached |
| 143 LEEDS ROAD, HECKMONDWIKE, KIRKLEES, WEST YORKSHIRE, WF16 9BY | £115,000 | 17/10/2025 | Semi-detached |
| 1 STUBLEY FARM ROAD, HECKMONDWIKE, KIRKLEES, WEST YORKSHIRE, WF16 9DD | £236,000 | 14/03/2025 | Semi-detached |
| 21 BERWICK AVENUE, HECKMONDWIKE, KIRKLEES, WEST YORKSHIRE, WF16 9AE | £232,000 | 04/12/2023 | Semi-detached |
| 20 BERWICK AVENUE, HECKMONDWIKE, KIRKLEES, WEST YORKSHIRE, WF16 9AE | £226,000 | 01/11/2023 | Semi-detached |
| 22 FIELD CLOSE, HECKMONDWIKE, KIRKLEES, WEST YORKSHIRE, WF16 9AD | £190,000 | 12/10/2023 | Semi-detached |
| 4 FIELD CLOSE, HECKMONDWIKE, KIRKLEES, WEST YORKSHIRE, WF16 9AD | £222,500 | 18/08/2023 | Semi-detached |
| 6 BERWICK AVENUE, HECKMONDWIKE, KIRKLEES, WEST YORKSHIRE, WF16 9AE | £215,000 | 14/06/2023 | Semi-detached |
| 85 STUBLEY ROAD, HECKMONDWIKE, KIRKLEES, WEST YORKSHIRE, WF16 9BZ | £91,000 | 20/04/2023 | Semi-detached |
| 107 POPELEY ROAD, HECKMONDWIKE, KIRKLEES, WEST YORKSHIRE, WF16 9DA | £95,000 | 18/11/2022 | Semi-detached |
| 10 RHODES AVENUE, HECKMONDWIKE, KIRKLEES, WEST YORKSHIRE, WF16 9PR | £87,500 | 11/11/2022 | Semi-detached |
| 97 LEEDS OLD ROAD, HECKMONDWIKE, KIRKLEES, WEST YORKSHIRE, WF16 9AG | £178,000 | 26/10/2022 | Semi-detached |
| 28 FIELD CLOSE, HECKMONDWIKE, KIRKLEES, WEST YORKSHIRE, WF16 9AD | £195,000 | 06/09/2022 | Semi-detached |
| 93 LEEDS OLD ROAD, HECKMONDWIKE, KIRKLEES, WEST YORKSHIRE, WF16 9AG | £160,000 | 15/08/2022 | Semi-detached |
| 1 LONSBROUGH AVENUE, HECKMONDWIKE, KIRKLEES, WEST YORKSHIRE, WF16 9PP | £128,800 | 10/08/2022 | Semi-detached |
| 35 WOOD AVENUE, HECKMONDWIKE, KIRKLEES, WEST YORKSHIRE, WF16 9PX | £100,000 | 04/08/2022 | Semi-detached |
| 10 GREENFIELDS, HECKMONDWIKE, KIRKLEES, WEST YORKSHIRE, WF16 9HG | £191,500 | 01/08/2022 | Semi-detached |
| 56 BERWICK AVENUE, HECKMONDWIKE, KIRKLEES, WEST YORKSHIRE, WF16 9AF | £186,000 | 21/07/2022 | Semi-detached |

**Area average:** £167,629 (20 sales)

## Price vs local average

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

- **Local average:** £173,485 (15 Semi-detached, WF16, 2024–2026)
- **Deviation:** +32.6%

## Rental Range

*ONS Price Index of Private Rents (Kirklees). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £698/mo
- **Realistic:** £775/mo
- **Optimistic:** £853/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Leeds (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £1,197/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 |
|------|------|------|------|------|
| 4 Bed Terraced House, Brooke St, WF16 | £1,000/mo | 4 | 0.9 miles | OpenRent |

**Average rent: £1,000/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.43% (weak for cashflow)
- **Max investor price (0.8%):** £125,000
- **Target investor price (1%):** £100,000

*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 £1,000/mo).*

- **Gross yield:** 5.2%
- **Cost-to-rent:** 19.2×
- **Monthly cashflow:** £-31/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -0.6%

*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:** £1,716/m²

## Capital growth trend

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

- **5y growth:** 15.8%
- **10y growth:** 25.2%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 4.9%
- **5y growth (index):** 29%
- **10y growth (index):** 60%

## 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)