# 2 bedroom end of terrace house for sale (LS6 4QN) ## Property Details | Key | Value | |-----|-------| | Address | 2 CHURCH GROVE, LEEDS, WEST YORKSHIRE LS6 4QN | | Price | £220,000 | | Bedrooms | 2 | | Bathrooms | 1 | | Construction age | England and Wales: 1991-1995 | | Floor area | 60 m² | | Last sold | £238,500 Jun 2022 | ## EPC Rating & Upgrade Cost - **Current rating:** C - **Potential rating:** B - **Expiry date:** 02/02/2032 - **Current heating cost:** £408/year - **Est. upgrade cost to C:** £14,500 ### Recommendations - W2 (£4,000 - £6,000) - 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/2532-5122-6100-0647-3202) ## Description **** **** Cornerstone are delighted to offer for sale this two bedroom end terrace property. It is finished to an excellent standard and located in a popular position of Meanwood. The property is situation just off Church Lane. This makes it only a short walk to Waitrose & Meanwood Park. The property also benefits from being close proximity to The Hollies, a David Lloyd Leisure Centre and many other shopping amenities including a Sainsbury's super market nearby at the Moor Allerton retail complex. A number of excellent schools and a good selection of cafes, bars & restaurants are located in Meanwood. This location allows easy access to the ring road and has great public transport links to Leeds City Centre and Harrogate. The property is finished to a brilliant standard internally and externally. The ground floor comprises an entrance vestibule/hallway which leads to a large cupboard used for cloak and shoe storage, a utility cupboard that houses space for a washing machine and a tumble dryer. The vestibule/hallway leads into the open plan kitchen, sitting & dining room and a staircase leads to the first floor landing. The open plan kitchen, sitting & dining room boasts a lovely kitchen, brilliant/modern decor and a sliding patio door leads out into the south facing rear garden. The first floor comprises a landing, two bedrooms and a lovely bathroom. The landing has access to two large cupboards, one of which houses the property's boiler. Externally the property has a low maintenance frontage laid to flags and access to an external storage cupboard, this offer plenty of storage of garden tools etc. The rear garden is stunning with a timber decked area with inset lighting, this area is perfect for sitting out in the summer months as it has a south facing aspect and far reaching views over Meanwood towards Headingley. An artificial lawn is also present that is surrounded by planted borders and a mature laurel hedge. This property will appeal to a range of purchasers. It would make a perfect first home especially with it being walking distance to the great amenities Meanwood has to offer.  **ENTRANCE** **VESTIBULE/HALLWAY** **** You enter the property through a composite door into a neutrally decorated space. The entrance vestibule/hallway has access to two large cupboards, one of which is used for cloak and shoe storage and the second is a walk-in utility cupboard with space for a washing machine and space for a tumble dryer. The entrance vestibule/hallway leads into the open plan kitchen diner, sitting & dining room and to the first floor landing via a staircase.  **OPEN** **PLAN** **KITCHEN,** **SITTING,** **DINING** **ROOM** **** A stunning open plan space perfect for entertaining or relaxing. The kitchen comprises ample lower and upper level cupboards with a contrasting worktop that have tiled splash backs. The kitchen utilities comprise a one and a half stainless steel sink with drainer and a double glazed picture window is present above. An integrated dish washer, hob with an extractor fan above, integrated oven and microwave exist. The sitting & dining area benefits from a double glazed sliding patio door out into the south facing rear garden. The decor throughout this space is modern and neutral with a painted feature wall.  **LANDING** **** The landing is decorated in a modern tone with a double glazed window above the staircase to allow natural light in. The landing leads to the principal bedroom, bedroom two and the bathroom. The landing has access to two large cupboards for storage. The second larger cupboard houses the property's boiler.  **PRINCIPAL** **BEDROOM** **** A spacious bedroom that is again decorated in a modern tone with a papered feature wall and a double glazed window that offers a view out over the rear garden and beyond over Meanwood towards Headingley.  **BEDROOM** **TWO** **** Currently used as a home office this space is decorated a modern tone with a double glazed window, again with a view out over the rear garden and beyond over Meanwood towards Headingley.  **BATHROOM** **** A stunning bathroom that is tiled and comprises a bath with glass screen, rain dance shower head and a second flexible shower hose. A vanity unit houses the wash basin and toilet. A chrome towel radiator exists and a frosted double glazed window allows natural light in.  **FRONTAGE** **&** **STORAGE** **CUPBOARD** **** A low maintenance flagged area exists to the front of the property. An extremely practical storage cupboard is accessed from the front of the property offering ample storage for garden tools etc.   **REAR** **GARDEN** **** A stunning rear garden with a south facing aspect. The rear garden comprises a timber decked area with inset spot lights, this area is perfect for enjoying the summer sun. An artificial lawn is below, it is surrounded by borders and a laurel hedge. To the side of the property a gravelled area is present which is a great place to store the bins.  **IMPORTANT** **INFORMATION** **** TENURE - FREEHOLD. Council Tax Band A 1.Money Laundering, Terrorist Financing and Transfer of Funds (Information on the Payer) Regulations 2017 - Purchasers will be asked to produce original or certified identification and evidence of address documentation. We carry out an electronic anti-money laundering checks on all buyers. We use a risk-based approach to determine the level of detail we apply when looking at each individual purchaser. Therefore, we may require additional documentation or information. If you conclude a sale subject to contract, you understand we shall carry out electronic anti-money laundering checks. This is not a credit check and will not affect your credit file but may show on your credit search file. 2. We endeavour to make our particulars accurate and reliable. However, they are only a general guide to the property and if there is any aspect of our particulars which is of importance to you, please contact the office and we will be happy to check were we reasonably can. 3. Measurements: These approximate room sizes are only intended as general guidance. 4. Services: Please note we have not tested the services or any of the equipment or appliances in this property. 5. These particulars are issued in good faith but do not constitute representations of fact or form part of any offer or contract, the matters referred to in these particulars should be independently verified by prospective buyers or tenants. Neither Yorkshire's Finest Leeds Limited T/A Cornerstone Estate Agents nor any of its employees or agents has any authority to make or give any representation or warranty about this property.  ## Property Photos - ![Photo](/listings/photos/119597552/719224) - ![Photo](/listings/photos/119597552/719226) - ![Photo](/listings/photos/119597552/719228) - ![Photo](/listings/photos/119597552/719230) - ![Photo](/listings/photos/119597552/719234) - ![Photo](/listings/photos/119597552/719247) - ![Photo](/listings/photos/119597552/719250) - ![Photo](/listings/photos/119597552/719264) - ![Photo](/listings/photos/119597552/719268) - ![Photo](/listings/photos/119597552/719273) - ![Photo](/listings/photos/119597552/719276) - ![Photo](/listings/photos/119597552/719286) - ![Photo](/listings/photos/119597552/719289) - ![Photo](/listings/photos/119597552/719290) - ![Photo](/listings/photos/119597552/719292) - ![Photo](/listings/photos/119597552/719293) - ![Photo](/listings/photos/119597552/719296) - ![Photo](/listings/photos/119597552/719297) - ![Photo](/listings/photos/119597552/719299) - ![Photo](/listings/photos/119597552/719300) - ![Photo](/listings/photos/119597552/719301) - ![Photo](/listings/photos/119597552/719302) - ![Photo](/listings/photos/119597552/719303) - ![Photo](/listings/photos/119597552/719305) - ![Photo](/listings/photos/119597552/719306) - ![Photo](/listings/photos/119597552/719307) - ![Photo](/listings/photos/119597552/719308) - ![Photo](/listings/photos/119597552/719309) ## Floorplans - ![Floorplan 1](/listings/photos/119597552/719311) - Floorplan 1 ## EPC Graphs - ![EPC 1](/listings/photos/119597552/719312) - EPC 1 ## FENSA Certificates This property has 1 FENSA certificate(s) on record. ### FENSA Certificate #13808229 - **Address:** 2 Church Grove, LEEDS, LS6 4QN - **Certificate Issued:** 21/10/2019 - **Work Completed:** 10/10/2019 - **Items:** 1 window(s), 1 door(s) ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 2 CHURCH GROVE, LEEDS, WEST YORKSHIRE, LS6 4QN | £238,500 | 23/06/2022 | Terraced | | 2 CHURCH GROVE, LEEDS, WEST YORKSHIRE, LS6 4QN | £117,750 | 26/04/2012 | Terraced | | 2 CHURCH GROVE, LEEDS, WEST YORKSHIRE, LS6 4QN | £57,950 | 09/06/2000 | Terraced | ## Sold Comparables *Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.* | Address | Price | Date | Type | |---------|-------|------|------| | 17 GREENWOOD MOUNT, LEEDS, WEST YORKSHIRE, LS6 4LG | £285,000 | 03/12/2025 | Terraced | | 1 GREENWOOD MOUNT, LEEDS, WEST YORKSHIRE, LS6 4LG | £275,000 | 30/06/2023 | Terraced | | [Same street] 10 CHURCH GROVE, LEEDS, WEST YORKSHIRE, LS6 4QN | £160,000 | 13/01/2023 | Terraced | | [Same street] 10 CHURCH GROVE, LEEDS, WEST YORKSHIRE, LS6 4QN | £100,000 | 13/01/2023 | Terraced | | 25 GREENWOOD MOUNT, LEEDS, WEST YORKSHIRE, LS6 4LG | £280,000 | 17/06/2022 | Terraced | | THE OLD GLASSWORKS 3 CHURCH LANE, MEANWOOD, LEEDS, WEST YORKSHIRE, LS6 4NP | £155,000 | 18/03/2022 | Terraced | | 5 WELLS CROFT, LEEDS, WEST YORKSHIRE, LS6 4LA | £100,000 | 14/02/2022 | Terraced | | GREENWOOD COURT 23 GREENWOOD MOUNT, LEEDS, WEST YORKSHIRE, LS6 4LU | £190,000 | 04/11/2021 | Terraced | | 16 THE WICKETS, LEEDS, WEST YORKSHIRE, LS6 4JJ | £233,500 | 27/09/2021 | Terraced | **Street average:** £130,000 (2 sales) **Area average:** £216,929 (7 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £275,441 (45 Terraced, LS6, 2024–2026) - **Deviation:** -20.1% ## 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 Harrogate (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £734/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, Meanwood Road, LS6 | £850/mo | 2 | 0.29 miles | OpenRent | | 2 Bed Flat, Otley Road, LS6 | £1,200/mo | 2 | 0.71 miles | OpenRent | | 2 Bed Penthouse, Upper Headingley, LS16 | £1,499/mo | 2 | 0.96 miles | OpenRent | **Average rent: £1,183/mo (3 listings)** ## 1% Rule - **Rent ratio:** 0.55% (weak for cashflow) - **Max investor price (0.8%):** £150,000 - **Target investor price (1%):** £120,000 *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 £1,200/mo).* - **Gross yield:** 6.5% - **Cost-to-rent:** 15.3× - **Monthly cashflow:** £189/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** 3.5% *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:** £3,667/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 28.3% - **10y growth:** 49.3% ## House Price Index (HM Land Registry) *Official index for Leeds; Terraced series; as of March 2026.* - **1y growth (index):** 2.8% - **5y growth (index):** 23% - **10y growth (index):** 63% ## 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)