# 3 bedroom semi-detached house for sale (LS13 2LP) ## Property Details | Key | Value | |-----|-------| | Address | 15 FALL PARK COURT, LEEDS, WEST YORKSHIRE LS13 2LP | | Price | £150,000 | | Bedrooms | 3 | | Bathrooms | 1 | | Last sold | £140,000 Aug 2019 | ## Description Priced to sell with full vacant possession and no chain, 1 mile from Kirkstall Bridge Complex is this superb opportunity, in the form of a three bedroom brick built a semi-detached home. Situated on this most popular development just off Leeds and Bradford Road opposite Bramley Falls Woods.  There is gas central heating, uPVC double glazing, composite front entrance door, patio doors to the rear elevation, landscaped garden and the superb extra addition of a detached brick built a garage to the front. This small development is a cul-de-sac design, very attractive to families. There are schools in the vicinity, commuter links and shopping facilities. The property is in need of cosmetic modernisation.  ACCOMMODATION COMPRISES Entrance Vestibule, Living Room, Dining Kitchen, Three Bedrooms, Adapted Shower Room, Gardens to Front and Rear, Garage.   ENTRANCE VESTIBULE Composite front entrance door, inner door:   LIVING ROOM 16' 4" x 13' 5" (4.98m x 4.10m) UPVc double glazed bay window, central heating radiator, fire surround to chimney breast wall, open plan staircase to first floor. Access to:    DINING KITCHEN 13' 5" x 10' 0" (4.09.m x 3.05m) UPVc double glazed window, central heating radiator. The kitchen area is fitted with a range of wall, base and drawer units, laminated worktop surfaces, point for gas cooker, space for fridge freezer, full height larder unit, fitted sink unit, patio doors to the dining area where there is also fitted storage units.     FIRST FLOOR LANDING Access to loft.  BEDROOM ONE 13' 5" x 8' 7" (4.1m x 2.62m) UPVc double glazed window, central heating radiator, airing cupboard housing hot water cylinder.     BEDROOM TWO 10' 11" x 6' 11" (3.35m x 2.13m) UPVc double glazed window, central heating radiator.  BEDROOM THREE 8' 1" x 6' 2" (2.47m x 1.9m) UPVc double glazed window, central heating radiator.   SHOWER ROOM This has been adapted and has an electric shower fitted to the wall, it is fully tiled. There is a low flush WC and wash hand basin, central heating radiator, UPVc double glazed frosted window to the gable elevation.  EXTERIOR The property has a lawned garden to the front, detached garage constructed in brick with up and over door, power and light. There is a pathway to the side of the property. To the rear the garden area is landscaped with paving and well stocked with plants, bushes and shrubs.  ## Property Photos - ![Photo](/listings/photos/70774405/1568919) - ![Photo](/listings/photos/70774405/1568920) - ![Photo](/listings/photos/70774405/1568925) - ![Photo](/listings/photos/70774405/1568929) - ![Photo](/listings/photos/70774405/1568933) - ![Photo](/listings/photos/70774405/1568936) - ![Photo](/listings/photos/70774405/1568940) - ![Photo](/listings/photos/70774405/1568944) - ![Photo](/listings/photos/70774405/1568948) - ![Photo](/listings/photos/70774405/1568952) - ![Photo](/listings/photos/70774405/1568956) - ![Photo](/listings/photos/70774405/1568960) - ![Photo](/listings/photos/70774405/1568962) - ![Photo](/listings/photos/70774405/1568966) - ![Photo](/listings/photos/70774405/1568969) - ![Photo](/listings/photos/70774405/1568972) - ![Photo](/listings/photos/70774405/1568975) - ![Photo](/listings/photos/70774405/1568981) - ![Photo](/listings/photos/70774405/1568983) ## Floorplans - ![Floorplan 1](/listings/photos/70774405/1568986) - Floorplan 1 ## EPC Graphs - ![EPC 1](/listings/photos/70774405/1568993) - EPC 1 ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 15 FALL PARK COURT, LEEDS, WEST YORKSHIRE, LS13 2LP | £140,000 | 16/08/2019 | 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 | |---------|-------|------|------| | 173 LEEDS & BRADFORD ROAD, LEEDS, WEST YORKSHIRE, LS13 2LB | £147,500 | 09/01/2026 | Semi-detached | | 28 ST CATHERINES GREEN, LEEDS, WEST YORKSHIRE, LS13 2JH | £217,000 | 28/11/2025 | Semi-detached | | 7 ST BENEDICTS CHASE, LEEDS, WEST YORKSHIRE, LS13 1RD | £260,000 | 31/10/2025 | Semi-detached | | [Same street] 24 FALL PARK COURT, LEEDS, WEST YORKSHIRE, LS13 2LP | £175,000 | 08/08/2025 | Semi-detached | | [Same street] 41 FALL PARK COURT, LEEDS, WEST YORKSHIRE, LS13 2LP | £210,000 | 03/01/2025 | Semi-detached | | [Same street] 33 FALL PARK COURT, LEEDS, WEST YORKSHIRE, LS13 2LP | £184,000 | 29/11/2024 | Semi-detached | | 24 ST CATHERINES CRESCENT, LEEDS, WEST YORKSHIRE, LS13 2JX | £190,000 | 19/10/2023 | Semi-detached | | 21 ST CATHERINES GREEN, LEEDS, WEST YORKSHIRE, LS13 2JH | £190,000 | 11/08/2023 | Semi-detached | | 11 BROADLEA VIEW, LEEDS, WEST YORKSHIRE, LS13 2SY | £145,000 | 22/06/2023 | Semi-detached | | [Same street] 4 FALL PARK COURT, LEEDS, WEST YORKSHIRE, LS13 2LP | £225,000 | 12/12/2022 | Semi-detached | | 60 ST CATHERINES DRIVE, LEEDS, WEST YORKSHIRE, LS13 2JZ | £187,500 | 24/10/2022 | Semi-detached | | 62 ST CATHERINES CRESCENT, LEEDS, WEST YORKSHIRE, LS13 2JX | £170,000 | 05/10/2022 | Semi-detached | | 82 ST CATHERINES DRIVE, LEEDS, WEST YORKSHIRE, LS13 2JZ | £215,000 | 30/09/2022 | Semi-detached | | 41 ST CATHERINES DRIVE, LEEDS, WEST YORKSHIRE, LS13 2JY | £189,400 | 30/08/2022 | Semi-detached | | 84 ST CATHERINES DRIVE, LEEDS, WEST YORKSHIRE, LS13 2JZ | £158,000 | 29/04/2022 | Semi-detached | | 94 ST CATHERINES DRIVE, LEEDS, WEST YORKSHIRE, LS13 2LF | £195,000 | 08/04/2022 | Semi-detached | | [Same street] 22 FALL PARK COURT, LEEDS, WEST YORKSHIRE, LS13 2LP | £172,000 | 04/03/2022 | Semi-detached | | 3 ST CATHERINES CRESCENT, LEEDS, WEST YORKSHIRE, LS13 2JU | £175,000 | 10/02/2022 | Semi-detached | | 179 LEEDS & BRADFORD ROAD, LEEDS, WEST YORKSHIRE, LS13 2LB | £150,000 | 17/12/2021 | Semi-detached | | 6 ST CATHERINES GREEN, LEEDS, WEST YORKSHIRE, LS13 2JH | £220,000 | 10/12/2021 | Semi-detached | | 177 LEEDS & BRADFORD ROAD, LEEDS, WEST YORKSHIRE, LS13 2LB | £175,000 | 30/11/2021 | Semi-detached | | 43 ST CATHERINES CRESCENT, LEEDS, WEST YORKSHIRE, LS13 2JU | £70,000 | 14/10/2021 | Semi-detached | | [Same street] 7 FALL PARK COURT, LEEDS, WEST YORKSHIRE, LS13 2LP | £193,000 | 16/09/2021 | Semi-detached | | 46 ST CATHERINES CRESCENT, LEEDS, WEST YORKSHIRE, LS13 2JX | £120,000 | 08/09/2021 | Semi-detached | | 31 ST CATHERINES DRIVE, LEEDS, WEST YORKSHIRE, LS13 2LD | £155,000 | 03/08/2021 | Semi-detached | **Street average:** £193,167 (6 sales) **Area average:** £175,232 (19 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £220,458 (48 Semi-detached, LS13, 2024–2026) - **Deviation:** -32% ## Rental Range *ONS Price Index of Private Rents (Leeds). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £1,022/mo - **Realistic:** £1,135/mo - **Optimistic:** £1,249/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 Semi-Detached House, Wyther Park Hill, LS12 | £1,295/mo | 3 | 0.88 miles | OpenRent | **Average rent: £1,295/mo (1 listing)** ## 1% Rule - **Rent ratio:** 0.86% (okay) - **Max investor price (0.8%):** £161,875 - **Target investor price (1%):** £129,500 *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 £1,295/mo).* - **Gross yield:** 10.4% - **Cost-to-rent:** 9.7× - **Monthly cashflow:** £550/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** 15.2% *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).* ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 23.9% - **10y growth:** 61.1% ## House Price Index (HM Land Registry) *Official index for Leeds; Semi-detached series; as of April 2026.* - **1y growth (index):** 4.2% - **5y growth (index):** 25.5% - **10y growth (index):** 62.8% ## 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)