28 Cross Lane, Farnley, Leeds, LS12 5AA
About 28 Cross Lane
28 Cross Lane is a semi-detached house in Farnley, Leeds, Leeds (LS12 5AA). It has a recorded floor area of 40 m² (around 431 sq ft), construction records dating it to 1967-1975 and council tax band A. At 40 m² this is the smallest unit on EPC record across the building (40–153 m²). The building's EPC ratings span E to D, with this unit at the top. The latest certificate (November 2013) shows a D (score 62), on the cusp of jumping into the C band. The recommended improvements would push it to C (score 74). The latest certificate is from November 2013, so improvements made since then won't be reflected.
Held since November 2004 — that's 22 years off the open market, well above the local norm. At 40 m² it sits well below the postcode median (69 m² across 11 EPCs), making it one of the more compact homes locally. Across 2001–2004, sale prices on this property compounded at 34.5% per year. Today's modelled estimate of £117,000 is 46.3% above the 2004 sale price. On a £-per-square-foot basis, the last sale (£186/sq ft) was about 36.5% above the typical sold price in the postcode.
Know exactly what you're buying at 28 Cross Lane
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
Energy performance
28 Cross Lane'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This certificate is over 10 years old and is no longer valid.Expired 27 Nov 2023
EPC Rating
Planning history
28 Cross Lane has no planning applications on record.
Notable planning nearby
2applications of note in the surrounding area
We flagged 1 thing worth checking at 28 Cross Lane
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
Sale price has at least doubled since 2001.
£117,000
Modelled from EPC, postcode comparables and a sale-price growth of 34.5% per year over 3 years.
£79,995
Growth on file: 34.5% per year over 3 years.
Sales timeline
23 November 2004Most recent
£79,995
+171.2%over 3 years12 July 2001
£29,500
Median price across the last 5 sales in LS12 5AA: £245,000 (2025–2017).
Nearby sales in LS12 5AA
Everything we know about 28 Cross Lane, 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
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
0.1 km
Old Farnley — bus stop.
Closest school
0.2 km
Lawns Park Primary School. 24 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
49.4dB
Night-time· 23:00 – 07:00
39.0dB