# 2 bedroom flat for sale (LS12 1DL) ## Property Details | Key | Value | |-----|-------| | Address | FLAT 33, BONAIRE, GOTTS ROAD, LEEDS, WEST YORKSHIRE LS12 1DL | | Price | £250,000 | | Bedrooms | 2 | | Bathrooms | 1 | | Last sold | £235,000 Oct 2022 | ## Description PENTHOUSE APARTMENT - WATERFRONT LOCATION - TWO DOUBLE BEDROOMS - MEZZANINE STUDY/BEDROOM THREE - TWO BALCONIES - TWO SECURE PARKING SPACES - CLOAKS/GUEST WC - OVER 850 SQ FT - SUPERB CORNER POSITION - ULTIMATE CITY LIVING A most striking and impressive very well appointed duplex penthouse apartment affording a delightful outlook over the piazza and beyond from an excellent corner position on the top floor of this much sought after contemporary style City Centre development with easy access to Leeds city station and the motorway network. The property, with on site concierge, offers a unique opportunity at £250,000 and comprises communal lobby, entrance hall, cloaks/guest W.C., very spacious 21' x 13' living room with lounge/dining area and modern fitted kitchen area, large balcony, two double bedrooms, study/bedroom 3, second balcony, modern bathroom, electric heating, new fitted carpets, sealed unit double glazing, two secure underground parking spaces and landscaped communal piazza. Energy Rating - D PENTHOUSE APARTMENT - WATERFRONT LOCATION - TWO DOUBLE BEDROOMS - MEZZANINE STUDY/BEDROOM THREE - TWO BALCONIES - TWO SECURE PARKING SPACES - CLOAKS/GUEST WC - OVER 850 SQ FT - SUPERB CORNER POSITION - ULTIMATE CITY LIVING **Communal Lobby** - Lift to all floors. **Entrance Hall** - Wood flooring. **Cloaks/Guest Wc** - Wash hand basin with mixer tap. Concealed low level W.C. Inset display shelf with mirror. Matching part tiled walls. Matching tiled floor, **Lounge Kitchen Dining Room** - **Lounge/Dining Area** - Delightful outlook over the piazza. Double French window to balcony. Full height corner window. Double aspect. Wood flooring. Entry phone. Two radiators. **Kitchen Area** - Inset circular single drainer stainless steel sink unit with mixer tap. Good range of wall cupboard units incorporating glass fronted units. Floor cupboard units. Formica work surfaces, Matching three seater breakfast bar. Integrated fridge, separate integrated freezer, dishwasher and automatic washing machine, Stainless steel built under oven, matching four hob unit with splash back and matching chimney extractor hood. Wood flooring. **Balcony** - South west facing, Superb dual aspect outlook over the piazza to one side and the canal to the other. **Berdoom Two** - 4.27m x 2.74m - Overlooking the piazza. Double French window to balcony. Radiator. New fitted carpet. **Second Balcony** - Overlooking the piazza. **Spiral Staircase To:** - **Landing** - New fitted carpet. **Master Bedroom** - 7.47m x 3.20m (max) - Overlooking the pizza. Built in cupboard housing hot water tank. Radiator. New fitted carpet. **Mezzanine Study/Bedroom Three** - 3.35m x 2.06m - Galleried room. Full height feature corner window with superb outlook over the gardens and towards the canal beyond. New fitted carpet. **Bathroom** - Panel bath with mixer tap, shower over and shower screen. Wash hand basin with mixer tap. Concealed low level W.C. Matching fully tiled walls. Large inset display shelf with mirror. Window. Heated towel rail. **Two Secure Underground Parking Spaces** - **Landscaped Communal Piazza** - ## Property Photos - ![Photo](/listings/photos/128145737/458972) - ![Photo](/listings/photos/128145737/458973) - ![Photo](/listings/photos/128145737/458978) - ![Photo](/listings/photos/128145737/458983) - ![Photo](/listings/photos/128145737/458985) - ![Photo](/listings/photos/128145737/458986) - ![Photo](/listings/photos/128145737/458987) - ![Photo](/listings/photos/128145737/458989) - ![Photo](/listings/photos/128145737/458991) - ![Photo](/listings/photos/128145737/458994) - ![Photo](/listings/photos/128145737/458996) - ![Photo](/listings/photos/128145737/458998) - ![Photo](/listings/photos/128145737/459000) - ![Photo](/listings/photos/128145737/459002) - ![Photo](/listings/photos/128145737/459004) - ![Photo](/listings/photos/128145737/459006) ## Floorplans - ![Floorplan 1](/listings/photos/128145737/459008) - Floorplan 1 ## EPC Graphs - ![EPC 1](/listings/photos/128145737/459010) - EPC 1 ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | BONAIRE FLAT 33 GOTTS ROAD, LEEDS, WEST YORKSHIRE, LS12 1DL | £235,000 | 24/10/2022 | 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 | | 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 | | SANTORINI FLAT 30 GOTTS ROAD, LEEDS, WEST YORKSHIRE, LS12 1DP | £188,000 | 25/11/2022 | Flat | | BONAIRE FLAT 10 GOTTS ROAD, LEEDS, WEST YORKSHIRE, LS12 1DL | £165,000 | 25/11/2022 | Flat | **Area average:** £192,375 (20 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £251,860 (58 Flat, LS12, 2024–2026) - **Deviation:** -0.7% ## 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 | 0.41 miles | OpenRent | **Average rent: £1,300/mo (1 listing)** ## 1% Rule - **Rent ratio:** 0.52% (weak for cashflow) - **Max investor price (0.8%):** £162,500 - **Target investor price (1%):** £130,000 *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 £1,300/mo).* - **Gross yield:** 6.2% - **Cost-to-rent:** 16× - **Monthly cashflow:** £160/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** 2.7% *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).* ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** -29.6% - **10y growth:** 39% ## House Price Index (HM Land Registry) *Official index for Leeds; Flats and maisonettes series; as of March 2026.* - **1y growth (index):** -1.9% - **5y growth (index):** 8.7% - **10y growth (index):** 40.4% ## 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)