Sold STC Terraced

38 HIGHFIELD VILLAS

LEEDS, SHERBURN IN ELMET, NORTH YORKSHIRE LS25 6AJ

3 beds 1 baths 74 m² Listed 27 Aug 2025 (-329d)

£185,000

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# 3 bedroom terraced house for sale (LS25 6AJ)

## Property Details

| Key | Value |
|-----|-------|
| Address | 38 HIGHFIELD VILLAS, LEEDS, SHERBURN IN ELMET, NORTH YORKSHIRE LS25 6AJ |
| Price | £185,000 |
| Bedrooms | 3 |
| Bathrooms | 1 |
| Council tax | A |
| Last sold | £185,000 Mar 2026 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Expiry date:** 03/09/2035
- **Current heating cost:** £989/year
- **Est. upgrade cost to C:** £17,700

### Recommendations
- B (£900 - £1,500)
- W1 (£5,000 - £10,000)
- U (£8,000 - £10,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0419-8015-0002-0501-5506)

## Description

***VACANT POSSESSION & NO CHAIN. CLOSE TO AMENITIES. LARGE GARDEN. NEWLY CARPETED.***

A well presented family home set in a sought-after location with superb access to public transport links, nearby schools, and a variety of local amenities. This property epitomises comfortable and convenient family living, presenting a fantastic opportunity for homeowners and investors alike.

Arranged over two floors, the house is in good condition and boasts three well-proportioned bedrooms, ideal for a growing family or for those in need of additional space. There are two generous reception rooms, one the main lounge and the other a conservatory off the kitchen/diner perfect for both relaxing and entertaining guests. The kitchen/diner is designed to cater to daily family needs and presents a practical layout.

The property features one bathroom, fitted for modern lifestyles. Having gas central heating and PVCu double glazing, the home ensures comfort in all seasons. Additionally, there is valuable off-road parking, provided via a hard standing area to the front offering convenience.

To the rear, you will find a large garden which provides a perfect space and potential for outdoor activities or alfresco dining during the warmer months. The garden also offers an excellent environment for children and pets to play safely.

Set within a popular neighbourhood, this property is just a short stroll to essential amenities and reputable schools, making it perfect for families seeking quality living in a vibrant and well-connected community. Early viewing is highly recommended to appreciate all that this delightful terraced house has to offer.

## Property Photos

- ![Exterior](/listings/photos/166266566/1157035) - Exterior
- ![Lounge](/listings/photos/166266566/1157036) - Lounge
- ![Kitchen](/listings/photos/166266566/1157037) - Kitchen
- ![Kitchen](/listings/photos/166266566/1157038) - Kitchen
- ![Conservatory](/listings/photos/166266566/1157039) - Conservatory
- ![Bedroom 1](/listings/photos/166266566/1157040) - Bedroom 1
- ![Bedroom 2](/listings/photos/166266566/1157041) - Bedroom 2
- ![Bedroom 3](/listings/photos/166266566/1157042) - Bedroom 3
- ![Bathroom](/listings/photos/166266566/1157043) - Bathroom
- ![Garden](/listings/photos/166266566/1157044) - Garden
- ![Exterior](/listings/photos/166266566/1157045) - Exterior

## Floorplans

- ![Property Floorplan](/listings/photos/166266566/1157046) - Property Floorplan

## EPC Graphs

- ![EE Rating](/listings/photos/166266566/1157047) - EE Rating

## FENSA Certificates

This property has 1 FENSA certificate(s) on record.

### FENSA Certificate #12158971
- **Address:** 38 Highfield Villas, Sherburn in Elmet, LS25 6AJ
- **Certificate Issued:** 23/01/2017
- **Work Completed:** 31/08/2016
- **Items:** 2 door(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 38 HIGHFIELD VILLAS, SHERBURN IN ELMET, LEEDS, NORTH YORKSHIRE, LS25 6AJ | £185,000 | 18/03/2026 | 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 |
|---------|-------|------|------|
| 40 NEW LANE, SHERBURN IN ELMET, LEEDS, NORTH YORKSHIRE, LS25 6AG | £195,000 | 20/06/2025 | Terraced |
| 40 NEW LANE, SHERBURN IN ELMET, LEEDS, NORTH YORKSHIRE, LS25 6AG | £160,000 | 01/12/2023 | Terraced |
| [Same street] 71 HIGHFIELD VILLAS, SHERBURN IN ELMET, LEEDS, NORTH YORKSHIRE, LS25 6AJ | £180,000 | 19/10/2023 | Semi-detached |
| 31 NEW LANE, SHERBURN IN ELMET, LEEDS, SELBY, NORTH YORKSHIRE, LS25 6AG | £360,000 | 18/11/2022 | Terraced |
| 91 EVERSLEY MOUNT, SHERBURN IN ELMET, LEEDS, SELBY, NORTH YORKSHIRE, LS25 6AR | £155,000 | 20/09/2022 | Terraced |
| 15 HIGHFIELD VILLAS, SHERBURN IN ELMET, LEEDS, SELBY, NORTH YORKSHIRE, LS25 6AQ | £165,000 | 24/06/2022 | Terraced |
| [Same street] 45 HIGHFIELD VILLAS, SHERBURN IN ELMET, LEEDS, SELBY, NORTH YORKSHIRE, LS25 6AJ | £170,000 | 22/04/2022 | Semi-detached |
| [Same street] 49 HIGHFIELD VILLAS, SHERBURN IN ELMET, LEEDS, SELBY, NORTH YORKSHIRE, LS25 6AJ | £115,000 | 16/12/2021 | Semi-detached |
| 31 NEW LANE, SHERBURN IN ELMET, LEEDS, SELBY, NORTH YORKSHIRE, LS25 6AG | £335,000 | 04/11/2021 | Terraced |
| [Same street] 75 HIGHFIELD VILLAS, SHERBURN IN ELMET, LEEDS, SELBY, NORTH YORKSHIRE, LS25 6AJ | £148,000 | 27/08/2021 | Terraced |
| 4 BEECHWOOD GLADE, SHERBURN IN ELMET, LEEDS, SELBY, NORTH YORKSHIRE, LS25 6HU | £176,500 | 06/08/2021 | Terraced |

**Street average:** £153,250 (4 sales)
**Area average:** £220,929 (7 sales)

## Price vs local average

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

- **Local average:** £206,075 (45 Terraced, LS25, 2024–2026)
- **Deviation:** -10.2%

## Rental Range

*ONS Price Index of Private Rents (Yorkshire and The Humber). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £770/mo
- **Realistic:** £856/mo
- **Optimistic:** £942/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 Flat, Sherburn In Elmet, LS25 | £825/mo | 3 | 0.94 miles | OpenRent |
| 3 Bed Flat, Springfield Road, LS25 | £825/mo | 3 | 0.94 miles | OpenRent |

**Average rent: £825/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.45% (weak for cashflow)
- **Max investor price (0.8%):** £103,125
- **Target investor price (1%):** £82,500

*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 £825/mo).*

- **Gross yield:** 5.4%
- **Cost-to-rent:** 18.7×
- **Monthly cashflow:** £-11/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -0.2%

*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:** £2,500/m²

## Capital growth trend

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

- **5y growth:** 18.7%
- **10y growth:** 39.5%

## House Price Index (HM Land Registry)

*Official index for Yorkshire and The Humber; Terraced series; as of April 2026.*

- **1y growth (index):** 9.1%
- **5y growth (index):** 24.1%
- **10y growth (index):** 51.3%

## 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)

Exterior Lounge Kitchen Kitchen Conservatory Bedroom 1 Bedroom 2 Bedroom 3 Bathroom Garden Exterior

/ 11

Property details

Tenure

FREEHOLD

Floor area

74 m²

Council tax band

EPC rating

Last sold

£185,000 Mar 2026

Price per m²

£2,500/m²

Local average

£206,075 (-10.2%)

Deprivation

Decile 7 (21,973 of 33,755)

Street crime

38 incidents within 1 mile (May 2026)

Key features

VACANT POSSESSION
NO CHAIN
WELL PRESENTED
NEWLY CARPETED
LARGE GARDEN
CLOSE TO AMENITIES
Council Tax Band A
EPC Rating D

Additional details

Electricity: Mains supply
Water: Mains supply
Sewerage: Mains supply
Heating: Gas central
Parking: Yes
Garden: Yes

Description

*VACANT POSSESSION & NO CHAIN. CLOSE TO AMENITIES. LARGE GARDEN. NEWLY CARPETED.*
A well presented family home set in a sought-after location with superb access to public transport links, nearby schools, and a variety of local amenities. This property epitomises comfortable and convenient family living, presenting a fantastic opportunity for homeowners and investors alike.
Arranged over two floors, the house is in good condition and boasts three well-proportioned bedrooms, ideal for a growing family or for those in need of additional space. There are two generous reception rooms, one the main lounge and the other a conservatory off the kitchen/diner perfect for both relaxing and entertaining guests. The kitchen/diner is designed to cater to daily family needs and presents a practical layout.
The property features one bathroom, fitted for modern lifestyles. Having gas central heating and PVCu double glazing, the home ensures comfort in all seasons. Additionally, there is valuable off-road parking, provided via a hard standing area to the front offering convenience.
To the rear, you will find a large garden which provides a perfect space and potential for outdoor activities or alfresco dining during the warmer months. The garden also offers an excellent environment for children and pets to play safely.
Set within a popular neighbourhood, this property is just a short stroll to essential amenities and reputable schools, making it perfect for families seeking quality living in a vibrant and well-connected community. Early viewing is highly recommended to appreciate all that this delightful terraced house has to offer.

Listed by

Sherburn

Emsleys Estate Agents Limited

Reference: 166266566

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: B

Inspection date: 04/09/2025

Expiry date: 03/09/2035

Current heating cost: £989/year

Potential heating cost: £697/year

Est. upgrade cost to C: £17,700

EPC D or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

Cavity wall insulation (£900 - £1,500)
Floor insulation (suspended floor) (£5,000 - £10,000)
Solar photovoltaic panels, 2.5 kWp (£8,000 - £10,000)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Property Floorplan

EPC Graphs

EE Rating

FENSA Certificates

This property has 1 FENSA certificate(s) on record, indicating window/door installations by FENSA-approved installers.

FENSA Certificate #12158971

Property Details

Street: 38 Highfield Villas

Town: Sherburn in Elmet

Postcode: LS25 6AJ

Installation Details

Items: 2 doors

Certificate Issued: 23/01/2017

Work Completed: 31/08/2016

This certificate data was retrieved from FENSA's database

What is FENSA? FENSA (Fenestration Self-Assessment Scheme) is a government-authorised scheme that monitors building regulation compliance for replacement windows and doors. Certificates indicate that work was completed by FENSA-approved installers.

Price history

Event	Date	Price	% change
Sold	18/03/2026 (4 months ago)	£185,000	—

Source: HM Land Registry Price Paid Data. Crown copyright.

Sold Comparables

Same street and nearby sales within 0.25 miles (last 5 years). Data from Land Registry Price Paid.

Address	Price	Date	Type
40 NEW LANE, SHERBURN IN ELMET, LEEDS, NORTH YORKSHIRE, LS25 6AG	£195,000	20/06/2025	Terraced
40 NEW LANE, SHERBURN IN ELMET, LEEDS, NORTH YORKSHIRE, LS25 6AG	£160,000	01/12/2023	Terraced
Same street 71 HIGHFIELD VILLAS, SHERBURN IN ELMET, LEEDS, NORTH YORKSHIRE, LS25 6AJ	£180,000	19/10/2023	Semi-detached
31 NEW LANE, SHERBURN IN ELMET, LEEDS, SELBY, NORTH YORKSHIRE, LS25 6AG	£360,000	18/11/2022	Terraced
91 EVERSLEY MOUNT, SHERBURN IN ELMET, LEEDS, SELBY, NORTH YORKSHIRE, LS25 6AR	£155,000	20/09/2022	Terraced
15 HIGHFIELD VILLAS, SHERBURN IN ELMET, LEEDS, SELBY, NORTH YORKSHIRE, LS25 6AQ	£165,000	24/06/2022	Terraced
Same street 45 HIGHFIELD VILLAS, SHERBURN IN ELMET, LEEDS, SELBY, NORTH YORKSHIRE, LS25 6AJ	£170,000	22/04/2022	Semi-detached
Same street 49 HIGHFIELD VILLAS, SHERBURN IN ELMET, LEEDS, SELBY, NORTH YORKSHIRE, LS25 6AJ	£115,000	16/12/2021	Semi-detached
31 NEW LANE, SHERBURN IN ELMET, LEEDS, SELBY, NORTH YORKSHIRE, LS25 6AG	£335,000	04/11/2021	Terraced
Same street 75 HIGHFIELD VILLAS, SHERBURN IN ELMET, LEEDS, SELBY, NORTH YORKSHIRE, LS25 6AJ	£148,000	27/08/2021	Terraced
4 BEECHWOOD GLADE, SHERBURN IN ELMET, LEEDS, SELBY, NORTH YORKSHIRE, LS25 6HU	£176,500	06/08/2021	Terraced

Street average: £153,250 (4 sales)

Area average: £220,929 (7 sales)

Capital growth trend

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

5y growth 18.7%

10y growth 39.5%

House Price Index (HM Land Registry — official index, not sold-price averages): Yorkshire and The Humber. Series: Terraced. As of April 2026.

1y (index) 9.1%

5y (index) 24.1%

10y (index) 51.3%

Rental Range

Estimated market rent for Yorkshire and The Humber. Low = conservative, Realistic = average, Optimistic = best case.

Low £770/mo

Realistic £856/mo

Optimistic £942/mo

Based on Region from postcode lookup → Yorkshire and The Humber.

LHA (30th percentile) floor for Leeds: £848/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View LS25 6AJ

Nearby

Nearest stations, universities and amenities (distance from property).

Type	Name	Distance
Bus stop	South Milford Home Farm	0.2 miles
Bus stop	New Lane	0.3 miles
Train station	South Milford	0.3 miles
Shop	Muse	0.7 miles
Shop	Zaza Barbers	0.7 miles
Train station	Sherburn-in-Elmet	1.2 miles
Hospital	Selby New War Memorial Hospital	7.2 miles
Hospital	Cancer Genetics Building	10.9 miles
University	Mabgate University Centre	11.3 miles
University	School of Philosphy	11.8 miles

Street-level crime

Category	Count
Violence and sexual offences	17
Anti-social behaviour	5
Burglary	4
Criminal damage and arson	4
Shoplifting	3
Other theft	2
Drugs	1
Possession of weapons	1
Public order	1
Total incidents	38

Within 1 mile during May 2026. Source: data.police.uk (England & Wales).

Schools nearby

Nearest open schools with Ofsted ratings (England). Closed schools are not shown. Data from Get Information about Schools and Ofsted.

Name	Type	Distance	Ofsted
Sherburn in Elmet, Athelstan Community Primary School	Primary	0.2 miles	Good — 18 May 2023
Sherburn High School	Secondary	0.3 miles	Good — 17 May 2017
South Milford Primary School	Primary	0.8 miles	Good — 16 Jul 2015
Sherburn Hungate Primary School	Primary	0.9 miles	Good — 2 Mar 2015
Monk Fryston Church of England Primary School	Primary	2.1 miles	Good — 6 Oct 2022

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 Flat, Sherburn In Elmet, LS25	£825/mo	3	0.94 miles	OpenRent
3 Bed Flat, Springfield Road, LS25	£825/mo	3	0.94 miles	OpenRent

Average rent: £825/mo (2 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.45%

Max investor price (0.8%) £103,125

Target investor price (1%) £82,500

Gross yield 5.4%

Cost-to-rent ratio 18.7×

Monthly cashflow £-11/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -0.2%

Rent ratio — Monthly rent ÷ purchase price (1% rule). 1%+ = strong, 0.8–1% = okay, <0.8% = weak for cashflow.
Max investor price — Rent ÷ 0.8%; the price at which rent would be 0.8% of price (Stoke-style target).
Target investor price — Rent ÷ 1%; the price at which rent would be 1% of price (strong cashflow band).
Gross yield — Annual rent as % of purchase price (no costs).
Cost-to-rent — Price ÷ annual rent (from OpenRent comparables). Under 14× = strong, 14–16× = acceptable, 17×+ = compressed.
Cashflow — Rent minus 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).

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