8 Bobbin Row, Leeds, LS12 4FJ
About 8 Bobbin Row
8 Bobbin Row is a two-bedroom end-of-terrace house in Leeds (LS12 4FJ). It has a recorded floor area of 69 m² (around 743 sq ft) and construction records dating it to 2021. The latest certificate (October 2021) returns a B (score 83), comfortably above the UK average. The recommended improvements would push it to A (score 96). The property has an EV charger on record, all of which lower running costs and tend to lift resale appeal. Our model identifies extension potential, subject to local planning policy.
At 69 m² it sits well below the postcode median (104 m² across 33 EPCs), making it one of the more compact homes locally. Today's modelled estimate of £226,000 is 10.2% above the 2022 sale price. Most recent transfer: May 2022 at £205,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.
Know exactly what you're buying at 8 Bobbin Row
Before you offer, see what the listing won't tell you, the true value, the red flags and the full history.
Already flagged here
Launch offer · save £5
Valuation
against the asking price
Risks
planning & flood
Sold prices
similar homes nearby
Trends
the local market
What this property has
Inside
- Bedrooms2
- Bathrooms1
- Dining roomYes
- CloakroomYes
Outside
- Private gardenrear
- DrivewayYes
Building
- EV chargerYes
- RefurbishedYes
- Extension potentialPossible
Energy performance
8 Bobbin Row's carbon output is low for the local stock.
EPC Rating
Planning history
8 Bobbin Row has no planning applications on record.
Notable planning nearby
3applications of note in the surrounding area
We flagged 1 thing worth checking at 8 Bobbin Row
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.
- 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.
£226,000
Modelled from EPC, postcode comparables.
£205,000
Recorded with HM Land Registry.
Sales timeline
5 May 2022Most recent
£205,000
Median price across the last 5 sales in LS12 4FJ: £260,000 (2025–2024).
Everything we know about 8 Bobbin Row, in one report
What it's really worth, what could be wrong, and the planning, sales and area data in full.
What we flagged
- Larger development activity nearby
Versus other Bobbin Row homes
Years Held for 8 Bobbin Row runs comfortably ahead of the street norm.
Price per m²
£2,971
Street avg £2,571
Floor Area
69 m²
Street avg 103 m²
CO₂ Emissions
1.2 t/year
Street avg 2.1 t/year
Years Held
4 years
Street avg 3 years
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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
0.1 km
Ring Rd Stonebridge Lane — bus stop.
Closest school
0.5 km
Ryecroft Academy. 27 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
44.9dB