# 3 bedroom semi-detached house for sale (LS16 6FP)

## Property Details

| Key | Value |
|-----|-------|
| Address | 10 OAK PARK MOUNT, LEEDS, WEST YORKSHIRE LS16 6FP |
| Price | £325,000 |
| Bedrooms | 3 |
| Bathrooms | 3 |
| Council tax | C |
| Floor area | 70 m² |
| Last sold | £325,000 Nov 2025 |

## EPC Rating & Upgrade Cost

- **Current rating:** B
- **Potential rating:** A
- **Expiry date:** 25/06/2033
- **Current heating cost:** £496/year
- **Est. upgrade cost to C:** £9,500

### Recommendations
- 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/0500-3964-0032-7029-3673)

## Description

BUILT IN 2023 this three bedroom end townhouse includes a GUEST WC and ENSUITE!

Located in a sought-after area, this beautiful semi-detached house was built in 2023 and boasts a modern and elegant design. The property features three spacious bedrooms, perfect for a growing family or professionals seeking extra space. The interior is bright, clean, and well-maintained, creating a welcoming atmosphere.

The house benefits from a lovely garden, ideal for relaxing or entertaining guests, as well as off-street parking for convenience. The open-plan layout of the living area provides a seamless flow throughout the ground floor, with a modern kitchen adding to the property's appeal.

Cookridge is an ever-popular residential area and is ideally located for the local amenities; the further amenities of Horsforth are within vehicular access as well as Holt Park Asda Complex. The train station in Horsforth allows access to Leeds City Centre. There are schools for all ages nearby and numerous leisure facilities including golf courses and health and fitness centres.

## Property Photos

- ![Picture No. 13](/listings/photos/159687371/731278) - Picture No. 13
- ![Picture No. 11](/listings/photos/159687371/731280) - Picture No. 11
- ![Picture No. 10](/listings/photos/159687371/731281) - Picture No. 10
- ![Picture No. 08](/listings/photos/159687371/731282) - Picture No. 08
- ![Picture No. 01](/listings/photos/159687371/731283) - Picture No. 01
- ![Picture No. 02](/listings/photos/159687371/731284) - Picture No. 02
- ![Picture No. 05](/listings/photos/159687371/731285) - Picture No. 05
- ![Picture No. 14](/listings/photos/159687371/731286) - Picture No. 14
- ![Picture No. 03](/listings/photos/159687371/731287) - Picture No. 03
- ![Picture No. 04](/listings/photos/159687371/731288) - Picture No. 04
- ![Picture No. 12](/listings/photos/159687371/731289) - Picture No. 12
- ![Picture No. 07](/listings/photos/159687371/731291) - Picture No. 07
- ![Picture No. 09](/listings/photos/159687371/731293) - Picture No. 09
- ![Picture No. 06](/listings/photos/159687371/731295) - Picture No. 06

## Floorplans

- ![Floorplan](/listings/photos/159687371/731296) - Floorplan

## EPC Graphs

- ![EPC Rating Graph](/listings/photos/159687371/731298) - EPC Rating Graph

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 10 OAK PARK MOUNT, LEEDS, WEST YORKSHIRE, LS16 6FP | £325,000 | 14/11/2025 | 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 |
|---------|-------|------|------|
| 8 TEALBY CLOSE, LEEDS, WEST YORKSHIRE, LS16 6RS | £14,232 | 28/11/2025 | Semi-detached |
| 15 HAVEN GARDENS, LEEDS, WEST YORKSHIRE, LS16 6SN | £235,000 | 06/11/2025 | Semi-detached |
| 43 HAVEN CHASE, LEEDS, WEST YORKSHIRE, LS16 6SG | £275,000 | 22/08/2025 | Semi-detached |
| 1 LIME CROFT, LEEDS, WEST YORKSHIRE, LS16 6TQ | £349,995 | 15/12/2023 | Semi-detached |
| 17 OAK PARK LANE, LEEDS, WEST YORKSHIRE, LS16 6FF | £330,000 | 04/12/2023 | Semi-detached |
| 7 HAVEN GARDENS, LEEDS, WEST YORKSHIRE, LS16 6SN | £272,000 | 04/10/2023 | Semi-detached |
| [Same street] 16 OAK PARK MOUNT, LEEDS, WEST YORKSHIRE, LS16 6FP | £250,000 | 04/08/2023 | Terraced |
| [Same street] 14 OAK PARK MOUNT, LEEDS, WEST YORKSHIRE, LS16 6FP | £245,000 | 28/07/2023 | Terraced |
| [Same street] 12 OAK PARK MOUNT, LEEDS, WEST YORKSHIRE, LS16 6FP | £275,000 | 21/07/2023 | Terraced |
| [Same street] 4 OAK PARK MOUNT, LEEDS, WEST YORKSHIRE, LS16 6FP | £275,000 | 14/07/2023 | Terraced |
| [Same street] 8 OAK PARK MOUNT, LEEDS, WEST YORKSHIRE, LS16 6FP | £280,000 | 14/07/2023 | Terraced |
| 22 BEDFORD MOUNT, LEEDS, WEST YORKSHIRE, LS16 6DP | £212,000 | 21/04/2023 | Semi-detached |
| 15 BEDFORD MOUNT, LEEDS, WEST YORKSHIRE, LS16 6DP | £235,000 | 18/11/2022 | Semi-detached |
| 1 HAVEN RISE, LEEDS, WEST YORKSHIRE, LS16 6SL | £250,000 | 24/10/2022 | Semi-detached |
| 10 BEDFORD CLOSE, LEEDS, WEST YORKSHIRE, LS16 6DS | £227,000 | 30/09/2022 | Semi-detached |
| 72 IVESON DRIVE, LEEDS, WEST YORKSHIRE, LS16 6NL | £220,000 | 23/09/2022 | Semi-detached |
| 24 SILK MILL DRIVE, LEEDS, WEST YORKSHIRE, LS16 6DX | £167,000 | 21/09/2022 | Semi-detached |
| 22 HAVEN VIEW, LEEDS, WEST YORKSHIRE, LS16 6SP | £231,500 | 20/09/2022 | Semi-detached |
| [Same street] 1 OAK PARK MOUNT, LEEDS, WEST YORKSHIRE, LS16 6FP | £260,000 | 09/09/2022 | Terraced |
| [Same street] 3 OAK PARK MOUNT, LEEDS, WEST YORKSHIRE, LS16 6FP | £255,000 | 02/09/2022 | Terraced |
| [Same street] 5 OAK PARK MOUNT, LEEDS, WEST YORKSHIRE, LS16 6FP | £255,000 | 31/08/2022 | Terraced |
| [Same street] 7 OAK PARK MOUNT, LEEDS, WEST YORKSHIRE, LS16 6FP | £255,000 | 26/08/2022 | Terraced |
| 6 HAVEN RISE, LEEDS, WEST YORKSHIRE, LS16 6SL | £260,000 | 29/07/2022 | Semi-detached |
| 14 SILK MILL DRIVE, LEEDS, WEST YORKSHIRE, LS16 6DX | £206,000 | 25/07/2022 | Semi-detached |
| 18 BEDFORD DRIVE, LEEDS, WEST YORKSHIRE, LS16 6DJ | £185,000 | 11/07/2022 | Semi-detached |
| 4 HAVEN VIEW, LEEDS, WEST YORKSHIRE, LS16 6SP | £272,500 | 13/06/2022 | Semi-detached |
| 99 OAK PARK LANE, LEEDS, WEST YORKSHIRE, LS16 6FF | £275,000 | 27/05/2022 | Semi-detached |
| 101 OAK PARK LANE, LEEDS, WEST YORKSHIRE, LS16 6FF | £275,000 | 26/05/2022 | Semi-detached |
| 42 ASPEN MOUNT, LEEDS, WEST YORKSHIRE, LS16 6RT | £430,000 | 22/04/2022 | Semi-detached |

**Street average:** £261,111 (9 sales)
**Area average:** £246,111 (20 sales)

## Price vs local average

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

- **Local average:** £289,652 (63 Semi-detached, LS16, 2024–2026)
- **Deviation:** +12.2%

## 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 Semi-Detached House, Leeds, LS16 | £1,195/mo | 3 | 0.16 miles | OpenRent |
| 3 Bed Semi-Detached House, Tinshill Lane, LS16 | £1,550/mo | 3 | 0.3 miles | OpenRent |
| 3 Bed Semi-Detached House, Silk Mill Road, LS16 | £1,400/mo | 3 | 0.34 miles | OpenRent |

**Average rent: £1,382/mo (3 listings)**

## 1% Rule

- **Rent ratio:** 0.43% (weak for cashflow)
- **Max investor price (0.8%):** £175,000
- **Target investor price (1%):** £140,000

*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 £1,400/mo).*

- **Gross yield:** 5.2%
- **Cost-to-rent:** 19.3×
- **Monthly cashflow:** £-45/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -0.6%

*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:** £4,643/m²

## Capital growth trend

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

- **5y growth:** -8.6%
- **10y growth:** 30.5%

## House Price Index (HM Land Registry)

*Official index for Yorkshire and The Humber; Semi-detached series; as of March 2026.*

- **1y growth (index):** 0.9%
- **5y growth (index):** 23%
- **10y growth (index):** 58.3%

## 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)