# 4 bedroom semi-detached house for sale (LS16 8AD) ## Property Details | Key | Value | |-----|-------| | Address | 404 OTLEY ROAD, LEEDS, WEST YORKSHIRE LS16 8AD | | Price | £525,000 | | Bedrooms | 4 | | Bathrooms | 1 | | Construction age | England and Wales: 1930-1949 | | Floor area | 146 m² | | Last sold | £525,000 Nov 2025 | ## EPC Rating & Upgrade Cost - **Current rating:** D - **Potential rating:** C - **Expiry date:** 23/03/2035 - **Current heating cost:** £1,696/year - **Est. upgrade cost to C:** £14,500 ### Recommendations - Q (£4,000 - £14,000) - W1 (£800 - £1,200) - U (£3,500 - £5,500) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2544-3048-0207-3055-2200) ## Description A Standout Period Home with Soul and Substance From the moment you step inside, this home impresses. Full of warmth, character and thoughtful design, it offers a rare combination of period charm and practical family living. Set in sought-after Adel, it’s close to nature, well-connected and full of lifestyle benefits. Original features such as wood panelling, encapsulated stained glass, high ceilings and period fireplaces add texture and depth, while modern touches bring comfort and ease. The light-filled front lounge, with a bay window and real open fire, is a calm and inviting space. Across the hall, the second reception room offers flexibility as a snug, playroom or formal dining room, complete with traditional gas fire and French doors to the garden. The rear kitchen is a hub for everyday living and entertaining - beautifully finished with solid wood flooring, range cooker, breakfast bar, wine fridge and built-in dishwasher, it provides both style and practicality. A generous porch, downstairs WC/ cloakroom and separate utility room enhance the home’s family-friendly layout, keeping the main living areas tidy and functional. Upstairs, there are four well-proportioned bedrooms and a modernised family bathroom featuring underfloor heating, dual fuel towel rail and twin extractor fans. The bay-fronted main bedroom is particularly spacious and filled with natural light. Thoughtfully Upgraded for Modern Life This home has been sensitively updated with energy efficiency in mind: a Kingspan solar hot water system, condensing boiler, full double glazing, EV charging point and a bespoke security system with a panic alarm provide peace of mind and lower energy costs. Versatile Outdoor Space The newly laid, permeable block-paved driveway offers ample parking. The front garden bursts with colour, fruit trees and mature planting. The rear garden is private and well-maintained - ideal for children, pets and al fresco dining. Additional highlights include side access to a garage, a cellar with power and water, and a versatile outbuilding with a period stove - perfect as a garden studio or home office. A Location That Has It All Adel remains one of North Leeds’ most desirable neighbourhoods - known for its balance of village charm and city convenience. Local cafés, shops, friendly pubs, and great sports facilities are all nearby. Golden Acre Park, Bedquilts and the Meanwood Valley Trail offer nature on your doorstep, while well-regarded primary and secondary schools are within walking distance. With frequent buses and cycle routes along Otley Road, plus easy access to Harrogate, Ilkley and the city centre, the connections are as strong as the community. Homes Like This Don’t Come Along Often This is more than just a house - it’s a warm, characterful and functional family home in one of Leeds’ most liveable areas. Viewings are highly recommended. ## Property Photos - ![Photo](/listings/photos/160739651/696797) - ![Photo](/listings/photos/160739651/696798) - ![Photo](/listings/photos/160739651/696799) - ![Photo](/listings/photos/160739651/696800) - ![Photo](/listings/photos/160739651/696801) - ![Photo](/listings/photos/160739651/696802) - ![Photo](/listings/photos/160739651/696803) - ![Photo](/listings/photos/160739651/696804) - ![Photo](/listings/photos/160739651/696805) - ![Photo](/listings/photos/160739651/696806) - ![Photo](/listings/photos/160739651/696807) - ![Photo](/listings/photos/160739651/696808) - ![Photo](/listings/photos/160739651/696809) - ![Photo](/listings/photos/160739651/696810) - ![Photo](/listings/photos/160739651/696811) ## Floorplans - ![Floorplan 1](/listings/photos/160739651/696813) - Floorplan 1 ## EPC Graphs - ![EPC 1](/listings/photos/160739651/696816) - EPC 1 ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 404 OTLEY ROAD, LEEDS, WEST YORKSHIRE, LS16 8AD | £525,000 | 28/11/2025 | Semi-detached | | 404 OTLEY ROAD, LEEDS, WEST YORKSHIRE, LS16 8AD | £335,000 | 24/09/2009 | 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 | |---------|-------|------|------| | 37 BROOMFIELD, ADEL, LEEDS, WEST YORKSHIRE, LS16 6AE | £425,000 | 20/11/2025 | Semi-detached | | 50 REDESDALE GARDENS, ADEL, LEEDS, WEST YORKSHIRE, LS16 6AU | £123,000 | 14/08/2025 | Semi-detached | | 18 WHINFIELD, LEEDS, WEST YORKSHIRE, LS16 6AB | £450,000 | 24/11/2023 | Semi-detached | | 46 WHINFIELD, LEEDS, WEST YORKSHIRE, LS16 7AE | £420,000 | 21/11/2023 | Semi-detached | | 455 OTLEY ROAD, LEEDS, WEST YORKSHIRE, LS16 6AJ | £467,000 | 31/10/2023 | Semi-detached | | [Same street] 418 OTLEY ROAD, LEEDS, WEST YORKSHIRE, LS16 8AD | £555,000 | 01/09/2023 | Detached | | 34 NEW ADEL LANE, LEEDS, WEST YORKSHIRE, LS16 6AN | £128,000 | 16/08/2023 | Semi-detached | | 44 BROOMFIELD, ADEL, LEEDS, WEST YORKSHIRE, LS16 6AF | £400,000 | 03/08/2022 | Semi-detached | | 469 OTLEY ROAD, LEEDS, WEST YORKSHIRE, LS16 7NR | £1,355,000 | 06/05/2022 | Semi-detached | | 7 ST HELENS LANE, ADEL, LEEDS, WEST YORKSHIRE, LS16 8AB | £538,000 | 31/03/2022 | Semi-detached | **Street average:** £555,000 (1 sale) **Area average:** £478,444 (9 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £289,565 (62 Semi-detached, LS16, 2024–2026) - **Deviation:** +81.3% ## 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):** £1,197/mo ## 1% Rule - **Rent ratio:** 0.22% (weak for cashflow) - **Max investor price (0.8%):** £141,625 - **Target investor price (1%):** £113,300 *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 Area rent estimate.* ## Price per Square Metre - **£/m²:** £3,596/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** -3.6% - **10y growth:** 20.9% ## House Price Index (HM Land Registry) *Official index for Leeds; Semi-detached series; as of March 2026.* - **1y growth (index):** 3.3% - **5y growth (index):** 23.3% - **10y growth (index):** 62.4% ## 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)