# 2 bedroom apartment for sale (LS12 1DE)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT 50, BERINGA, GOTTS ROAD, LEEDS, WEST YORKSHIRE LS12 1DE |
| Price | £180,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Construction age | England and Wales: 2003-2006 |
| Floor area | 61 m² |
| Last sold | £180,000 Jun 2026 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 02/10/2034
- **Current heating cost:** £370/year
- **Est. upgrade cost to C:** £1,500

### Recommendations
- L2 (£1,200 - £1,800)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0676-3908-7200-0184-0200)

## Description

Yopa are delighted to bring to the market this spacious and modern two bedroom apartment, situated on the 7th floor with views over the River. The popular City Island development is located in Leeds City Centre and is set between the River Aire and Leeds Liverpool Canal, gated access to Leeds Liverpool Canal with walks into the City Centre and beyond. Offered with NO CHAIN.

The property briefly comprises; intercom entry system, communal entrance, lift to all floors. Entrance hall with cupboard, spacious living room/ kitchen. the kitchen has been updated by current owners, patio doors leading onto the balcony with views over the River and two double bedrooms and the modern bathroom. Communal Piazza with areas for sitting out and relaxing.

City Island is a high quality residential development, built between the River Aire and Leeds Liverpool canal. There is an on-site Concierge, extensive communal grounds and feature pond with fountains. This property is well positioned for easy access into and out of the city centre, as well as the bars and restaurants the West End of the city has to offer. Close to the motorway network and train station. 24/7 Security.

Lease information

Years on Lease 977Service charge £2068 per annum Ground rent £200 per annumEPC band: C

Council Tax Band: D

**Disclaimer**

Whilst we make enquiries with the Seller to ensure the information provided is accurate, Yopa makes no representations or warranties of any kind with respect to the statements contained in the particulars which should not be relied upon as representations of fact. All representations contained in the particulars are based on details supplied by the Seller. Your Conveyancer is legally responsible for ensuring any purchase agreement fully protects your position. Please inform us if you become aware of any information being inaccurate.

**Money Laundering Regulations**

Should a purchaser(s) have an offer accepted on a property marketed by Yopa, they will need to undertake an identification check and asked to provide information on the source and proof of funds. This is done to meet our obligation under Anti Money Laundering Regulations (AML) and is a legal requirement.  We use a specialist third party service together with an in-house compliance team to verify your information. The cost of these checks is £82.50 +VAT per purchase, which is paid in advance, when an offer is agreed and prior to a sales memorandum being issued. This charge is non-refundable under any circumstances.

## Property Photos

- ![Front View](/listings/photos/165378317/2399363) - Front View
- ![Kitchen](/listings/photos/165378317/2399364) - Kitchen
- ![Living Kitchen](/listings/photos/165378317/2399365) - Living Kitchen
- ![Living Room](/listings/photos/165378317/2399366) - Living Room
- ![Kitchen](/listings/photos/165378317/2399367) - Kitchen
- ![Bedroom One](/listings/photos/165378317/2399368) - Bedroom One
- ![Bedroom One](/listings/photos/165378317/2399369) - Bedroom One
- ![Bathroom](/listings/photos/165378317/2399370) - Bathroom
- ![Bedroom Two](/listings/photos/165378317/2399371) - Bedroom Two
- ![Leeds and Liverpool Canal](/listings/photos/165378317/2399372) - Leeds and Liverpool Canal
- ![Leeds and Liverpool Canal](/listings/photos/165378317/2399373) - Leeds and Liverpool Canal
- ![Balcony](/listings/photos/165378317/2399374) - Balcony

## Floorplans

- ![43Beringa-High](/listings/photos/165378317/2399375) - 43Beringa-High

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| BERINGA FLAT 50 GOTTS ROAD, LEEDS, WEST YORKSHIRE, LS12 1DE | £180,000 | 01/06/2026 | Flat |
| BERINGA FLAT 50 GOTTS ROAD, LEEDS, WEST YORKSHIRE, LS12 1DE | £169,000 | 01/12/2021 | Flat |
| BERINGA FLAT 50 GOTTS ROAD, LEEDS, WEST YORKSHIRE, LS12 1DE | £160,466 | 22/04/2005 | Flat |

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| FAROE FLAT 23 GOTTS ROAD, LEEDS, WEST YORKSHIRE, LS12 1DF | £143,000 | 16/01/2026 | Flat |
| FAROE FLAT 7 GOTTS ROAD, LEEDS, WEST YORKSHIRE, LS12 1DF | £145,000 | 12/12/2025 | Flat |
| SANTORINI FLAT 82 GOTTS ROAD, LEEDS, WEST YORKSHIRE, LS12 1DP | £180,000 | 09/12/2025 | Flat |
| WESTRAY FLAT 9 GOTTS ROAD, LEEDS, WEST YORKSHIRE, LS12 1DJ | £205,000 | 27/11/2025 | Flat |
| SANTORINI FLAT 71 GOTTS ROAD, LEEDS, WEST YORKSHIRE, LS12 1DP | £240,000 | 25/11/2025 | Flat |
| [Same street] BERINGA FLAT 29 GOTTS ROAD, LEEDS, WEST YORKSHIRE, LS12 1DE | £124,000 | 26/06/2025 | Flat |
| WESTRAY FLAT 29 GOTTS ROAD, LEEDS, WEST YORKSHIRE, LS12 1DJ | £275,000 | 13/06/2025 | Flat |
| CATALINA FLAT 46 GOTTS ROAD, LEEDS, WEST YORKSHIRE, LS12 1DH | £180,000 | 21/02/2025 | Flat |
| BONAIRE FLAT 3 GOTTS ROAD, LEEDS, WEST YORKSHIRE, LS12 1DL | £188,000 | 10/09/2024 | Flat |
| BONAIRE FLAT 13 GOTTS ROAD, LEEDS, WEST YORKSHIRE, LS12 1DL | £171,000 | 11/12/2023 | Flat |
| FAROE FLAT 79 GOTTS ROAD, LEEDS, WEST YORKSHIRE, LS12 1DF | £300,000 | 29/09/2023 | Flat |
| FAROE FLAT 57 GOTTS ROAD, LEEDS, WEST YORKSHIRE, LS12 1DF | £188,000 | 25/08/2023 | Flat |
| ELBA FLAT 17 GOTTS ROAD, LEEDS, WEST YORKSHIRE, LS12 1DD | £242,000 | 31/07/2023 | Flat |
| SANTORINI FLAT 4 GOTTS ROAD, LEEDS, WEST YORKSHIRE, LS12 1DP | £158,000 | 20/07/2023 | Flat |
| ELBA FLAT 10 GOTTS ROAD, LEEDS, WEST YORKSHIRE, LS12 1DD | £140,000 | 06/04/2023 | Flat |
| WESTRAY FLAT 10 GOTTS ROAD, LEEDS, WEST YORKSHIRE, LS12 1DJ | £194,500 | 31/03/2023 | Flat |
| BONAIRE FLAT 4 GOTTS ROAD, LEEDS, WEST YORKSHIRE, LS12 1DL | £135,000 | 28/02/2023 | Flat |
| SANTORINI FLAT 84 GOTTS ROAD, LEEDS, WEST YORKSHIRE, LS12 1DP | £170,000 | 19/12/2022 | Flat |
| CATALINA FLAT 55 GOTTS ROAD, LEEDS, WEST YORKSHIRE, LS12 1DH | £240,000 | 02/12/2022 | Flat |
| BONAIRE FLAT 10 GOTTS ROAD, LEEDS, WEST YORKSHIRE, LS12 1DL | £165,000 | 25/11/2022 | Flat |
| SANTORINI FLAT 30 GOTTS ROAD, LEEDS, WEST YORKSHIRE, LS12 1DP | £188,000 | 25/11/2022 | Flat |
| [Same street] BERINGA FLAT 53 GOTTS ROAD, LEEDS, WEST YORKSHIRE, LS12 1DE | £273,950 | 19/08/2022 | Flat |
| [Same street] BERINGA FLAT 10 GOTTS ROAD, LEEDS, WEST YORKSHIRE, LS12 1DE | £140,000 | 24/06/2022 | Flat |
| [Same street] BERINGA FLAT 35 GOTTS ROAD, LEEDS, WEST YORKSHIRE, LS12 1DE | £70,000 | 19/05/2022 | Flat |
| [Same street] BERINGA FLAT 52 GOTTS ROAD, LEEDS, WEST YORKSHIRE, LS12 1DE | £167,000 | 25/03/2022 | Flat |
| [Same street] BERINGA FLAT 13 GOTTS ROAD, LEEDS, WEST YORKSHIRE, LS12 1DE | £138,000 | 11/01/2022 | Flat |

**Street average:** £152,158 (6 sales)
**Area average:** £192,375 (20 sales)

## Price vs local average

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

- **Local average:** £243,752 (61 Flat, LS12, 2024–2026)
- **Deviation:** -26.2%

## Rental Range

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

- **Low:** £1,031/mo
- **Realistic:** £1,145/mo
- **Optimistic:** £1,260/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, Santorini, LS12 | £1,500/mo | 2 | 0.01 miles | OpenRent |
| 2 Bed Flat, Gotts Road, LS12 | £1,225/mo | 2 | 0.04 miles | OpenRent |
| 2 Bed Flat, Riverside Way, LS1 | £1,100/mo | 2 | 0.17 miles | OpenRent |
| 2 Bed Flat, Hanover Square, LS3 | £995/mo | 2 | 0.42 miles | OpenRent |

**Average rent: £1,205/mo (4 listings)**

## 1% Rule

- **Rent ratio:** 0.65% (weak for cashflow)
- **Max investor price (0.8%):** £145,375
- **Target investor price (1%):** £116,300

*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 £1,163/mo).*

- **Gross yield:** 7.8%
- **Cost-to-rent:** 12.9×
- **Monthly cashflow:** £313/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 7.2%

*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:** £2,951/m²

## Capital growth trend

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

- **5y growth:** -18.2%
- **10y growth:** 8.1%

## House Price Index (HM Land Registry)

*Official index for Leeds; Flats and maisonettes series; as of July 2026.*

- **1y growth (index):** 0.4%
- **5y growth (index):** 9.3%
- **10y growth (index):** 32.1%

## 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)