Sold STC Terraced

10 FLORENCE MOUNT

LEEDS, WEST YORKSHIRE LS9 7AU

2 beds 840 sq ft Listed 19 Apr 2010 (-5913d)

£74,995

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# 2 bedroom terraced house for sale (LS9 7AU)

## Property Details

| Key | Value |
|-----|-------|
| Address | 10 FLORENCE MOUNT, LEEDS, WEST YORKSHIRE LS9 7AU |
| Price | £74,995 |
| Bedrooms | 2 |
| Construction age | England and Wales: 1900-1929 |
| Floor area | 78 m² |
| Last sold | £72,000 Jul 2010 |

## EPC Rating & Upgrade Cost

- **Current rating:** E
- **Potential rating:** B
- **Expiry date:** 24/05/2026 — **EXPIRED** (no longer valid for marketing or letting)
- **Est. upgrade cost to C:** £25,620

### Recommendations
- A3 (£1,500 - £2,700)
- Q (£4,000 - £14,000)
- E (£20)
- G (£350 - £450)
- I (£2,200 - £3,000)
- N (£4,000 - £6,000)
- U (£5,000 - £8,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2558-5095-6265-4386-8920)

## Description

Back to Back Terrace

Two Double Beds Inc Dormer

Gas Central Heating

Modern Kitchen Units

Modern White Bathroom Suite

Enclosed Forecourt Garden

Convenient St James Hospital

NO CHAIN

A two bedroom back to back terrace property conveniently situated for local facilities and amenities including St James Hospital. The property features gas fired central heating, accommodation set over three floors with the addition of useful storage cellars in the basement. On the ground floor is a spacious living room and a kitchen fitted with modern base units. On the first floor is a double bedroom and bathroom with a modern suite in white, whilst the second floor is an attic style double bedroom with dormer providing additional headroom. There is an enclosed forecourt style garden to the front. NO CHAIN.

ACCOMMODATION

GROUND FLOOR

Entrance Porch    A timber and glazed entrance porch with inner door to:

Living Room  16'2" (4.93m) into bay x 12'6" (3.8m).  A spacious reception room having high ceiling with moulded coving, wood effect laminate flooring and radiator. The focal point of the room is the fireplace.

Kitchen  9'10" x 5'4" (3m x 1.63m).  Fitted with modern white gloss fronted base units with work top surfaces incorporating an inset stainless steel gas hob with built under stainless steel fronted electric oven. Inset one and a quarter bowl stainless steel sink with mixer tap and plumbing for an automatic washing machine. Complementary ceramic tiled splashbacks. Flooring to the basement.

BASEMENT

Storage Cellars    Divided into two storage cellars, one of which has gas fired central heating boiler.

FIRST FLOOR

Landing    Raised staircase to the second floor with decorative stained glass leaded window.

Bedroom One  13'10" x 11' (4.22m x 3.35m).  A double room with central heating radiator.

Bathroom  8'4" x 6'10" (2.54m x 2.08m).  Fitted with a modern suite in white comprising a bath with an overhead electric shower, pedestal wash basin and low flush W.C, with complementary ceramic tiled splashbacks, partial groove panelling to dado rail height, radiator, the built in airing cupboard has a hot water cyclinder tank and tiled flooring.

SECOND FLOOR

Bedroom Two  17'1" x 8'10" (5.2m x 2.7m).  An attic style double bedroom with dormer providing additional headroom. Fitted storage cupboards and two radiators.

OUTSIDE

Garden    There is a forecourt style garden to the front of the house enclosed by combination of walling and fencing topped with trellising for additional screening.

## Property Photos

- ![Photo](/listings/photos/29480456/742815)
- ![Photo](/listings/photos/29480456/742816)
- ![Photo](/listings/photos/29480456/742817)
- ![Photo](/listings/photos/29480456/742818)
- ![Photo](/listings/photos/29480456/742819)
- ![Photo](/listings/photos/29480456/742820)
- ![Photo](/listings/photos/29480456/742822)
- ![Photo](/listings/photos/29480456/742826)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 10 FLORENCE MOUNT, LEEDS, WEST YORKSHIRE, LS9 7AU | £72,000 | 09/07/2010 | 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 |
|---------|-------|------|------|
| 16 STANLEY TERRACE, LEEDS, WEST YORKSHIRE, LS9 7AF | £170,000 | 28/01/2026 | Terraced |
| 3 DARFIELD VILLAS, LEEDS, WEST YORKSHIRE, LS8 5DJ | £182,000 | 08/12/2025 | Terraced |
| 7 STANLEY PLACE, LEEDS, WEST YORKSHIRE, LS9 7BP | £100,000 | 29/08/2025 | Terraced |
| 5 DARFIELD CRESCENT, LEEDS, WEST YORKSHIRE, LS8 5DA | £85,000 | 12/08/2025 | Terraced |
| 2 SEAFORTH TERRACE, LEEDS, WEST YORKSHIRE, LS9 6AE | £165,000 | 28/04/2025 | Terraced |
| 14 ASHLEY AVENUE, LEEDS, WEST YORKSHIRE, LS9 7AG | £130,000 | 22/04/2025 | Terraced |
| 1 SEAFORTH TERRACE, LEEDS, WEST YORKSHIRE, LS9 6AE | £113,051 | 21/03/2025 | Terraced |
| 31 DARFIELD PLACE, LEEDS, WEST YORKSHIRE, LS8 5DD | £120,000 | 06/02/2025 | Terraced |
| 15 COWPER TERRACE, LEEDS, WEST YORKSHIRE, LS9 7BA | £110,000 | 24/10/2023 | Terraced |
| 14 DARFIELD AVENUE, LEEDS, WEST YORKSHIRE, LS8 5DF | £126,000 | 09/10/2023 | Terraced |
| 1 COMPTON AVENUE, LEEDS, WEST YORKSHIRE, LS9 7BW | £124,000 | 01/09/2023 | Terraced |
| [Same street] 12 FLORENCE MOUNT, LEEDS, WEST YORKSHIRE, LS9 7AU | £92,000 | 28/07/2023 | Terraced |
| 10 SEAFORTH PLACE, LEEDS, WEST YORKSHIRE, LS9 6AF | £185,000 | 15/05/2023 | Terraced |
| 29 SEAFORTH TERRACE, LEEDS, WEST YORKSHIRE, LS9 6AE | £82,500 | 21/04/2023 | Terraced |
| 15 DARFIELD STREET, LEEDS, WEST YORKSHIRE, LS8 5DB | £62,000 | 20/04/2023 | Terraced |
| 25 DARFIELD STREET, LEEDS, WEST YORKSHIRE, LS8 5DB | £104,000 | 14/02/2023 | Terraced |
| 301 HAREHILLS LANE, LEEDS, WEST YORKSHIRE, LS9 6AA | £130,000 | 21/12/2022 | Terraced |
| 1 FLORENCE GROVE, LEEDS, WEST YORKSHIRE, LS9 7AN | £85,000 | 09/12/2022 | Terraced |
| 33 ASHTON VIEW, LEEDS, WEST YORKSHIRE, LS8 5BS | £80,000 | 08/12/2022 | Terraced |
| 23 DARFIELD PLACE, LEEDS, WEST YORKSHIRE, LS8 5DD | £106,000 | 10/11/2022 | Terraced |
| 11 ASHTON MOUNT, LEEDS, WEST YORKSHIRE, LS8 5BT | £115,000 | 08/11/2022 | Terraced |
| [Same street] 21 FLORENCE MOUNT, LEEDS, WEST YORKSHIRE, LS9 7AU | £85,000 | 26/01/2022 | Semi-detached |
| [Same street] 12 FLORENCE MOUNT, LEEDS, WEST YORKSHIRE, LS9 7AU | £86,000 | 04/10/2021 | Terraced |

**Street average:** £87,667 (3 sales)
**Area average:** £118,728 (20 sales)

## Price vs local average

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

- **Local average:** £133,399 (54 Terraced, LS9, 2024–2026)
- **Deviation:** -43.8%

## Rental Range

*ONS Price Index of Private Rents (Leeds). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £1,021/mo
- **Realistic:** £1,134/mo
- **Optimistic:** £1,247/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Leeds (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £773/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 |
|------|------|------|------|------|
| 2 Bed Terraced House, Leeds, LS8 | £1,785/mo | 2 | 0.15 miles | OpenRent |
| 2 Bed Terraced House, Conway Mount, LS8 | £875/mo | 2 | 0.22 miles | OpenRent |
| 2 Bed Terraced House, Bexley Mount, LS8 | £1,685/mo | 2 | 0.32 miles | OpenRent |

**Average rent: £1,448/mo (3 listings)**

## 1% Rule

- **Rent ratio:** 2.25% (strong)
- **Max investor price (0.8%):** £210,625
- **Target investor price (1%):** £168,500

*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 £1,685/mo).*

- **Gross yield:** 27%
- **Cost-to-rent:** 3.7×
- **Monthly cashflow:** £1,196/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 66%

*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:** £961/m²

## Capital growth trend

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

- **5y growth:** 19.1%
- **10y growth:** 81.1%

## House Price Index (HM Land Registry)

*Official index for Leeds; Terraced series; as of March 2026.*

- **1y growth (index):** 2.8%
- **5y growth (index):** 23%
- **10y growth (index):** 63%

## 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)

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Property details

Tenure

FREEHOLD

Floor area

78 m²

EPC rating

Year built

England and Wales: 1900-1929

Last sold

£72,000 Jul 2010

Price per m²

£961/m²

Local average

£133,399 (-43.8%)

Deprivation

Decile 1 (179 of 33,755)

Street crime

924 incidents within 1 mile (Apr 2026)

Additional details

Garden: Yes

Description

Back to Back Terrace
Two Double Beds Inc Dormer
Gas Central Heating
Modern Kitchen Units
Modern White Bathroom Suite
Enclosed Forecourt Garden
Convenient St James Hospital
NO CHAIN

A two bedroom back to back terrace property conveniently situated for local facilities and amenities including St James Hospital. The property features gas fired central heating, accommodation set over three floors with the addition of useful storage cellars in the basement. On the ground floor is a spacious living room and a kitchen fitted with modern base units. On the first floor is a double bedroom and bathroom with a modern suite in white, whilst the second floor is an attic style double bedroom with dormer providing additional headroom. There is an enclosed forecourt style garden to the front. NO CHAIN.

ACCOMMODATION

GROUND FLOOR

Entrance Porch A timber and glazed entrance porch with inner door to:

Living Room 16'2" (4.93m) into bay x 12'6" (3.8m). A spacious reception room having high ceiling with moulded coving, wood effect laminate flooring and radiator. The focal point of the room is the fireplace.

Kitchen 9'10" x 5'4" (3m x 1.63m). Fitted with modern white gloss fronted base units with work top surfaces incorporating an inset stainless steel gas hob with built under stainless steel fronted electric oven. Inset one and a quarter bowl stainless steel sink with mixer tap and plumbing for an automatic washing machine. Complementary ceramic tiled splashbacks. Flooring to the basement.

BASEMENT

Storage Cellars Divided into two storage cellars, one of which has gas fired central heating boiler.

FIRST FLOOR

Landing Raised staircase to the second floor with decorative stained glass leaded window.

Bedroom One 13'10" x 11' (4.22m x 3.35m). A double room with central heating radiator.

Bathroom 8'4" x 6'10" (2.54m x 2.08m). Fitted with a modern suite in white comprising a bath with an overhead electric shower, pedestal wash basin and low flush W.C, with complementary ceramic tiled splashbacks, partial groove panelling to dado rail height, radiator, the built in airing cupboard has a hot water cyclinder tank and tiled flooring.

SECOND FLOOR

Bedroom Two 17'1" x 8'10" (5.2m x 2.7m). An attic style double bedroom with dormer providing additional headroom. Fitted storage cupboards and two radiators.

OUTSIDE

Garden There is a forecourt style garden to the front of the house enclosed by combination of walling and fencing topped with trellising for additional screening.

Listed by

Roundhay

The Northern Estate Agencies Group

Reference: 29480456

EPC Rating & Upgrade Cost

This certificate expired on 24/05/2026. A new EPC may be required before the property can be marketed or let.

Current rating: E

Potential rating: B

Inspection date: 25/05/2016

Expiry date: 24/05/2026 (expired)

Est. upgrade cost to C: £25,620

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

Recommendations

Room-in-roof insulation (£1,500 - £2,700)
50 mm internal or external wall insulation (£4,000 - £14,000)
Low energy lighting for all fixed outlets (£20)
Upgrade heating controls (£350 - £450)
Replace boiler with new condensing boiler (£2,200 - £3,000)
Solar water heating (£4,000 - £6,000)
Solar photovoltaic panels, 2.5 kWp (£5,000 - £8,000)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Price history

Event	Date	Price	% change
Sold	09/07/2010 (15 years ago)	£72,000	—

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
16 STANLEY TERRACE, LEEDS, WEST YORKSHIRE, LS9 7AF	£170,000	28/01/2026	Terraced
3 DARFIELD VILLAS, LEEDS, WEST YORKSHIRE, LS8 5DJ	£182,000	08/12/2025	Terraced
7 STANLEY PLACE, LEEDS, WEST YORKSHIRE, LS9 7BP	£100,000	29/08/2025	Terraced
5 DARFIELD CRESCENT, LEEDS, WEST YORKSHIRE, LS8 5DA	£85,000	12/08/2025	Terraced
2 SEAFORTH TERRACE, LEEDS, WEST YORKSHIRE, LS9 6AE	£165,000	28/04/2025	Terraced
14 ASHLEY AVENUE, LEEDS, WEST YORKSHIRE, LS9 7AG	£130,000	22/04/2025	Terraced
1 SEAFORTH TERRACE, LEEDS, WEST YORKSHIRE, LS9 6AE	£113,051	21/03/2025	Terraced
31 DARFIELD PLACE, LEEDS, WEST YORKSHIRE, LS8 5DD	£120,000	06/02/2025	Terraced
15 COWPER TERRACE, LEEDS, WEST YORKSHIRE, LS9 7BA	£110,000	24/10/2023	Terraced
14 DARFIELD AVENUE, LEEDS, WEST YORKSHIRE, LS8 5DF	£126,000	09/10/2023	Terraced
1 COMPTON AVENUE, LEEDS, WEST YORKSHIRE, LS9 7BW	£124,000	01/09/2023	Terraced
Same street 12 FLORENCE MOUNT, LEEDS, WEST YORKSHIRE, LS9 7AU	£92,000	28/07/2023	Terraced
10 SEAFORTH PLACE, LEEDS, WEST YORKSHIRE, LS9 6AF	£185,000	15/05/2023	Terraced
29 SEAFORTH TERRACE, LEEDS, WEST YORKSHIRE, LS9 6AE	£82,500	21/04/2023	Terraced
15 DARFIELD STREET, LEEDS, WEST YORKSHIRE, LS8 5DB	£62,000	20/04/2023	Terraced
25 DARFIELD STREET, LEEDS, WEST YORKSHIRE, LS8 5DB	£104,000	14/02/2023	Terraced
301 HAREHILLS LANE, LEEDS, WEST YORKSHIRE, LS9 6AA	£130,000	21/12/2022	Terraced
1 FLORENCE GROVE, LEEDS, WEST YORKSHIRE, LS9 7AN	£85,000	09/12/2022	Terraced
33 ASHTON VIEW, LEEDS, WEST YORKSHIRE, LS8 5BS	£80,000	08/12/2022	Terraced
23 DARFIELD PLACE, LEEDS, WEST YORKSHIRE, LS8 5DD	£106,000	10/11/2022	Terraced
11 ASHTON MOUNT, LEEDS, WEST YORKSHIRE, LS8 5BT	£115,000	08/11/2022	Terraced
Same street 21 FLORENCE MOUNT, LEEDS, WEST YORKSHIRE, LS9 7AU	£85,000	26/01/2022	Semi-detached
Same street 12 FLORENCE MOUNT, LEEDS, WEST YORKSHIRE, LS9 7AU	£86,000	04/10/2021	Terraced

Street average: £87,667 (3 sales)

Area average: £118,728 (20 sales)

Capital growth trend

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

5y growth 19.1%

10y growth 81.1%

House Price Index (HM Land Registry — official index, not sold-price averages): Leeds. Series: Terraced. As of March 2026.

1y (index) 2.8%

5y (index) 23%

10y (index) 63%

Rental Range

Estimated market rent for Leeds. Low = conservative, Realistic = average, Optimistic = best case.

Low £1,021/mo

Realistic £1,134/mo

Optimistic £1,247/mo

Based on Local Authority from postcode lookup → Leeds.

LHA (30th percentile) floor for Leeds: £773/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View LS9 7AU

Nearby

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

Type	Name	Distance
Shop	Ashley Road Off Licence & General Store	0.1 miles
Shop	Karpaty Bakery	0.1 miles
Bus stop	Harehills Lane Compton Road	0.1 miles
Bus stop	Strathmore Drive Ruthven View	0.1 miles
Hospital	Cancer Genetics Building	0.3 miles
Hospital	Lincoln Wing - A Block Entrance	0.4 miles
University	Mabgate University Centre	0.9 miles
University	Northern Film School	1.6 miles
Train station	Leeds	1.8 miles
Train station	Cross Gates	2.6 miles

Street-level crime

Category	Count
Violence and sexual offences	424
Public order	68
Criminal damage and arson	65
Other theft	64
Anti-social behaviour	52
Burglary	48
Drugs	48
Vehicle crime	43
Shoplifting	37
Other crime	31
Robbery	22
Possession of weapons	14
Theft from the person	7
Bicycle theft	1
Total incidents	924

Within 1 mile during Apr 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
Co-op Academy Brierley	Other	0.1 miles	— (No rating)
Co-op Academy Nightingale	Primary	0.2 miles	Good — 21 Sep 2022
Harehills Primary School	Primary	0.2 miles	Good — 8 Dec 2015
Co-op Academy Woodlands	Primary	0.3 miles	Good — 16 Nov 2023
St Augustine's Catholic Primary School, A Voluntary Academy	Primary	0.4 miles	Good — 24 Oct 2013

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
2 Bed Terraced House, Leeds, LS8	£1,785/mo	2	0.15 miles	OpenRent
2 Bed Terraced House, Conway Mount, LS8	£875/mo	2	0.22 miles	OpenRent
2 Bed Terraced House, Bexley Mount, LS8	£1,685/mo	2	0.32 miles	OpenRent

Average rent: £1,448/mo (3 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 2.25%

Max investor price (0.8%) £210,625

Target investor price (1%) £168,500

Gross yield 27%

Cost-to-rent ratio 3.7×

Monthly cashflow £1,196/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 66%

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).