# 1 bedroom retirement property for sale (LS29 6GY) ## Property Details | Key | Value | |-----|-------| | Address | APARTMENT 16, THE SPINDLES, BRADFORD ROAD, ILKLEY, MENSTON, WEST YORKSHIRE LS29 6GY | | Price | £195,000 | | Bedrooms | 1 | | Bathrooms | 1 | | Council tax | B | | Floor area | 34 m² | | Last sold | £190,000 Jun 2025 | ## EPC Rating & Upgrade Cost - **Current rating:** B - **Potential rating:** B - **Current heating cost:** £144/year [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0725-3005-2305-2057-5204) ## Description Apartment 16 at The Spindles in Menston is a delightful one-bedroom, ground-floor apartment that epitomises comfort and convenience. The property features a private patio that seamlessly adjoins the beautifully maintained and landscaped communal gardens, creating the perfect spot to relax and enjoy the outdoors. Thoughtfully designed, this apartment is an excellent choice for those seeking an elegant and low-maintenance home within a welcoming retirement community. The Spindles, managed by Adlington Management Services, offers a unique lifestyle tailored to individuals. This independent retirement community is staffed 24/7, providing an enhanced sense of security and peace of mind. The on-site team is always available to assist with any concerns, ensuring both homeowners and their families can enjoy the reassurance of round-the-clock support. For loved ones, this level of care offers invaluable confidence that their family member is living in a safe and supportive environment. Homeowners of The Spindles benefit from an array of communal facilities, designed to enrich daily life and promote social connections. A table-service restaurant provides the convenience of freshly prepared breakfast and lunch options, while the homeowners’ lounge and coffee lounge offer inviting spaces to relax or catch up with friends. Additional amenities, including an activity studio, a cinema room, a hairdressing salon, and a secure bicycle and mobility scooter store, add further comfort and practicality to the community. Independent retirement communities like The Spindles offer the perfect balance of freedom and support. Homeowners can enjoy a self-sufficient lifestyle while benefiting from a vibrant and sociable environment, with a variety of activities and events that foster meaningful relationships. The carefully managed surroundings and communal facilities contribute to a sense of belonging and well-being, making every day enjoyable and fulfilling. Nestled in the charming village of Menston, The Spindles is ideally located for those who value both tranquility and connectivity. Menston offers a delightful blend of local amenities, including shops, cafes, and picturesque green spaces, perfect for leisurely walks. The nearby towns of Ilkley and Otley provide additional opportunities for shopping, dining, and cultural exploration. Excellent transport links, including rail services to Leeds and Bradford, ensure that residents can easily stay connected with family, friends, and the wider region. Apartment 16 at The Spindles combines the best of modern living with the comforts of a close-knit community. With its tranquil surroundings, beautifully landscaped gardens, and a range of thoughtful amenities, this is a home where security, independence, and quality of life come together seamlessly ## Property Photos - ![Photo](/listings/photos/157376558/358702) - ![Photo](/listings/photos/157376558/358703) - ![Photo](/listings/photos/157376558/358705) - ![Photo](/listings/photos/157376558/358706) - ![Photo](/listings/photos/157376558/358707) - ![Photo](/listings/photos/157376558/358709) - ![Photo](/listings/photos/157376558/358711) - ![Photo](/listings/photos/157376558/358713) - ![Photo](/listings/photos/157376558/358714) - ![Photo](/listings/photos/157376558/358716) - ![Photo](/listings/photos/157376558/358718) - ![Photo](/listings/photos/157376558/358720) ## Floorplans - ![Floorplan 1](/listings/photos/157376558/358722) - Floorplan 1 ## EPC Graphs - ![EPC 1](/listings/photos/157376558/358723) - EPC 1 ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | THE SPINDLES APARTMENT 16 BRADFORD ROAD, MENSTON, ILKLEY, BRADFORD, WEST YORKSHIRE, LS29 6GY | £190,000 | 10/06/2025 | 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 | |---------|-------|------|------| | 102 BRADFORD ROAD, MENSTON, ILKLEY, BRADFORD, WEST YORKSHIRE, LS29 6BX | £495,000 | 25/02/2022 | Other | **Area average:** £495,000 (1 sale) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £519,200 (5 Other, LS29, 2024–2026) - **Deviation:** -62.4% ## Rental Range *ONS Price Index of Private Rents (Yorkshire and The Humber). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £770/mo - **Realistic:** £855/mo - **Optimistic:** £941/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for Leeds (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £673/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 | |------|------|------|------|------| | 1 Bed Flat, Ling Court, LS29 | £750/mo | 1 | 0.55 miles | OpenRent | **Average rent: £750/mo (1 listing)** ## 1% Rule - **Rent ratio:** 0.38% (weak for cashflow) - **Max investor price (0.8%):** £93,750 - **Target investor price (1%):** £75,000 *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 £750/mo).* - **Gross yield:** 4.6% - **Cost-to-rent:** 21.7× - **Monthly cashflow:** £-118/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -2.5% *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:** £5,735/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **10y growth:** 100.9% ## House Price Index (HM Land Registry) *Official index for Yorkshire and The Humber; All dwelling types series; as of March 2026.* - **1y growth (index):** -0.2% - **5y growth (index):** 20.3% - **10y growth (index):** 53.5% ## 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)