# 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)