# 2 bedroom apartment for rent (LS12 1DL)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT 6, BONAIRE, GOTTS ROAD, LEEDS, WEST YORKSHIRE LS12 1DL |
| Price | £850 pcm |
| Bedrooms | 2 |
| Construction age | England and Wales: 2003-2006 |
| Floor area | 58 m² |
| Last sold | £195,000 Jun 2019 |

## EPC Rating & Upgrade Cost

- **Current rating:** B
- **Potential rating:** B
- **Current heating cost:** £176/year
- **Est. upgrade cost to C:** £1,075

### Recommendations
- E (£25)
- L (£900  -  £1200)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9328-4919-7210-0122-3994)

## Description

BONAIRE IS PART OF THE CITY ISLAND DEVELOPMENT, WHICH IS A WELL-ESTABLISHED SCHEME COMPRISING OF A NUMBER OF BUILDINGS BETWEEN THE RIVER AND THE CANAL AND SET AROUND SHARED PUBLIC SPACES, GARDENS, SEATING AREAS AND WATER FEATURES. THE CITY IS EASILY REACHED ON FOOT EITHER ALONG WELLINGTON STREET AND INTO THE 'WEST END' AND THE BUSINESS DISTRICT, OR VIA THE CANAL TOWPATH INTO SOUTH BANK AND THE SOUTHERN ENTRANCE TO THE RAILWAY STATION.

**FOR MORE INFORMATION, OR TO BOOK A VIEWING PLEASE CONTACT OUR RENTALS TEAM. OPEN TILL 8 PM MONDAYS TO THURSDAYS!**

## Property Photos

- ![Photo](/listings/photos/64585712/459092)
- ![Photo](/listings/photos/64585712/459094)
- ![Photo](/listings/photos/64585712/459096)
- ![Photo](/listings/photos/64585712/459098)
- ![Photo](/listings/photos/64585712/459100)
- ![Photo](/listings/photos/64585712/459102)
- ![Photo](/listings/photos/64585712/459104)
- ![Photo](/listings/photos/64585712/459106)
- ![Photo](/listings/photos/64585712/459108)

## EPC Graphs

- ![EPC 1](/listings/photos/64585712/459109) - EPC 1

## Rental Range

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

- **Low:** £1,020/mo
- **Realistic:** £1,133/mo
- **Optimistic:** £1,246/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 Flat, Whitehall Quay, LS1 | £1,300/mo | 2 | 0.39 miles | OpenRent |

**Average rent: £1,300/mo (1 listing)**

## Rent-driven metrics

*Based on OpenRent comparables (median £1,300/mo).*

- **Gross yield:** 1835.3%
- **Monthly cashflow:** £1,142/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 5557.7%

*Gross yield = annual rent as % of price (no costs). 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:** £15/m²

## 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)