# 2 bedroom semi-detached house for sale (LS13 1HA)

## Property Details

| Key | Value |
|-----|-------|
| Address | 15 VALLEY RISE, LEEDS, WEST YORKSHIRE LS13 1HA |
| Price | £250,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Last sold | £250,000 Oct 2024 |

## Description

Nestled in the heart of the friendly LS13 neighbourhood lies this captivating 2-bedroom, 1-bathroom property. Situated in a friendly neighbourhood where warmth and community spirit are incomparable to most, this property promises not just a house but a place where you'll instantly feel at home. 

Step into a tastefully designed open plan kitchen diner complete with modern appliances seamlessly integrated into the cabinetry, making every cooking experience a joy.

Upstairs is complete with 2 Double Bedrooms providing ample space for relaxation, The master bedroom is complete with a fitted sliding wardrobe which uses the space above the stairs perfectly.

Indulge in the luxury of a newly fitted bathroom, where relaxation meets innovation. unwind after a long day while enjoying your favourite shows on the TV fitted into the shower wall. Enjoy a spa-like experience in the comfort of your own home.

The property features a long driveway providing ample parking space for your convenience

Outside you can enjoy the serenity of a beautiful garden, the perfect space for outdoor relaxation and entertaining. The recently added summer house adds an extra touch of luxury, complete with its own toilet and sink. This space provides opportunity for various functions such as a space for guests to stay, space if you are working from home or maybe you're running your own business and want a peaceful space outside of the home to work in. Whether it's a cosy evening or a weekend barbecue, your garden is ready for every occasion.

Welcoming neighbours and a sense of belonging make this address more than just a house – it's a home where memories are made. Don't miss the opportunity to make this charming LS13 residence your own.

Contact us today to schedule a viewing

EPC rating: C.

## Property Photos

- ![Photo](/listings/photos/145812356/370281)
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## Floorplans

- ![Floorplan](/listings/photos/145812356/370295) - Floorplan

## EPC Graphs

- ![EPC Certificate](/listings/photos/145812356/370296) - EPC Certificate

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 15 VALLEY RISE, LEEDS, WEST YORKSHIRE, LS13 1HA | £250,000 | 25/10/2024 | Semi-detached |
| 15 VALLEY RISE, LEEDS, WEST YORKSHIRE, LS13 1HA | £153,000 | 20/12/2017 | Semi-detached |
| 15 VALLEY RISE, LEEDS, WEST YORKSHIRE, LS13 1HA | £118,500 | 17/12/2010 | Semi-detached |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| [Same street] 11 VALLEY RISE, LEEDS, WEST YORKSHIRE, LS13 1HA | £215,000 | 16/11/2023 | Semi-detached |
| 19 WELL GARTH BANK, LEEDS, WEST YORKSHIRE, LS13 1EW | £339,950 | 13/07/2023 | Semi-detached |
| 24 VALLEY ROAD, LEEDS, WEST YORKSHIRE, LS13 1EZ | £250,000 | 16/06/2023 | Semi-detached |
| 5 WELL GARTH VIEW, LEEDS, WEST YORKSHIRE, LS13 1EE | £230,000 | 07/11/2022 | Semi-detached |
| 46 NEWLAY LANE, LEEDS, WEST YORKSHIRE, LS13 2BA | £230,000 | 28/10/2022 | Semi-detached |
| 86 GANNERS WAY, LEEDS, WEST YORKSHIRE, LS13 2PF | £180,000 | 07/09/2022 | Semi-detached |
| 4 SHIRLEY DRIVE, LEEDS, WEST YORKSHIRE, LS13 1ES | £205,000 | 24/06/2022 | Semi-detached |
| 11 VALLEY ROAD, LEEDS, WEST YORKSHIRE, LS13 1EU | £235,000 | 23/06/2022 | Semi-detached |
| 9 POLLARD LANE, LEEDS, WEST YORKSHIRE, LS13 1EX | £290,000 | 31/05/2022 | Semi-detached |
| [Same street] 20 VALLEY RISE, LEEDS, WEST YORKSHIRE, LS13 1HA | £240,000 | 27/05/2022 | Semi-detached |
| [Same street] 16 VALLEY RISE, LEEDS, WEST YORKSHIRE, LS13 1HA | £243,105 | 11/05/2022 | Semi-detached |
| 47 VALLEY ROAD, LEEDS, WEST YORKSHIRE, LS13 1EU | £350,000 | 04/03/2022 | Semi-detached |
| 14 POLLARD LANE, LEEDS, WEST YORKSHIRE, LS13 1EY | £208,000 | 22/12/2021 | Semi-detached |
| 52 NEWLAY LANE, LEEDS, WEST YORKSHIRE, LS13 2BA | £166,000 | 30/11/2021 | Semi-detached |
| 65 VALLEY ROAD, LEEDS, WEST YORKSHIRE, LS13 1EU | £175,000 | 07/07/2021 | Semi-detached |

**Street average:** £232,702 (3 sales)
**Area average:** £238,246 (12 sales)

## Price vs local average

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

- **Local average:** £215,439 (41 Semi-detached, LS13, 2024–2026)
- **Deviation:** +16%

## 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, Abbey Road, LS5 | £995/mo | 2 | 0.66 miles | OpenRent |
| 2 Bed Flat, Abbey Road, LS5 | £1,200/mo | 2 | 0.66 miles | OpenRent |
| 2 Bed Terraced House, Prospect Terrace, LS13 | £930/mo | 2 | 0.66 miles | OpenRent |
| 2 Bed Semi-Detached House, Raynville Rise, LS13 | £1,025/mo | 2 | 1.08 miles | OpenRent |
| 2 Bed Flat, Rivermill Court, LS5 | £1,100/mo | 2 | 1.25 miles | OpenRent |

**Average rent: £1,050/mo (5 listings)**

## 1% Rule

- **Rent ratio:** 0.41% (weak for cashflow)
- **Max investor price (0.8%):** £128,125
- **Target investor price (1%):** £102,500

*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 £1,025/mo).*

- **Gross yield:** 4.9%
- **Cost-to-rent:** 20.3×
- **Monthly cashflow:** £-87/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -1.4%

*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:** 24.2%
- **10y growth:** 72%

## House Price Index (HM Land Registry)

*Official index for Leeds; Semi-detached series; as of March 2026.*

- **1y growth (index):** 3.3%
- **5y growth (index):** 23.3%
- **10y growth (index):** 62.4%

## 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)