16 Branch Road, Armley, Leeds, LS12 3AQ
About 16 Branch Road
16 Branch Road is a mid-terrace house in Armley, Leeds, Leeds (LS12 3AQ). It has a recorded floor area of 40 m² (around 426 sq ft) and construction records dating it to before 1900. The latest certificate (February 2011) shows an E (score 50), well below the UK norm with real room to improve. Main heating runs on electricity. The latest certificate is from February 2011, so improvements made since then won't be reflected.
Across 2007–2022, sale prices on this property compounded at 3.6% per year. Today's modelled estimate of £126,000 is 16% below the 2022 sale of £150,000, an unusual pattern given regional price growth and worth checking against the EPC condition. 4 planning records sit against the property, 2 approved, 1 refused. Past consents include an extension and change of use to residential, meaningful when judging how the property has evolved. It lags the bulk of the postcode on energy efficiency (less efficient than 83% of similar EPCs). Sold March 2022 for £150,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.
Know exactly what you're buying at 16 Branch Road
Before you offer, see what the listing won't tell you, the true value, the red flags and the full history.
Already flagged here
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Valuation
against the asking price
Risks
planning & flood
Sold prices
similar homes nearby
Trends
the local market
Energy performance
16 Branch Road's EPC is over a decade old — improvements since won't be reflected.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 28 Feb 2021
EPC Rating
Planning history
16 Branch Road has an approved single-storey rear extension on the planning record.
- Jul 2022ExtensionFullIn report
Extension: Single storey · Rear of property
Single storey rear extension to existing shop
- Documents
- 10 docs on file
- Reference
- 22/03621/FU
- Feb 2021Change Of UseOutlineIn report
Change of use of existing retail unit (A1) to restaurant (A3)
- Documents
- 8 docs on file
- Reference
- 20/08108/DPD
We flagged 2 things worth checking at 16 Branch Road
Independent checks surfaced things a buyer would want to understand before offering. The report explains each one in full, with the underlying data and what to ask.
- Signs of HMO activity in the area
- Larger development activity nearby
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Sales history & valuation
The latest sale landed in the post-pandemic price surge — useful context when reading the figure.
£126,000
Modelled from EPC, postcode comparables and a sale-price growth of 3.6% per year over 14 years.
£150,000
Growth on file: 3.6% per year over 14 years.
Sales timeline
2 March 2022Most recent
£150,000
+66.7%over 14 years31 October 2007
£90,000
Median price across the last 5 sales in LS12 3AQ: £150,000 (2021–2001).
Nearby sales in LS12 3AQ
Everything we know about 16 Branch Road, in one report
What it's really worth, what could be wrong, and the planning, sales and area data in full.
What we flagged
- Signs of HMO activity in the area
- Larger development activity nearby
Versus other Branch Road homes
CO₂ Emissions for 16 Branch Road lags the street by a wide margin.
EPC Rating
50 (E)
Street avg 69 (D)
Floor Area
40 m²
Street avg 46 m²
CO₂ Emissions
4.7 t/year
Street avg 2.3 t/year
Habitable Rooms
4 rooms
Street avg 2 rooms
Similar properties nearby
The neighbourhood at a glance
Reported crime in the wider district is trending notably upward year-on-year.
Crime
10/mo
Rising year-on-year across the wider district.
Nearest stop
0.0 km
Crab Lane — bus stop.
Closest school
0.4 km
Armley Park Primary School. 36 schools nearby.
Go deeper on the local area
The full report breaks down crime, transport links, schools and air quality in depth.
Road noise across the postcode
Daytime· 07:00 – 23:00
54.8dB
Night-time· 23:00 – 07:00
43.8dB