46 Cross Lane, Farnley, Leeds, LS12 5AA
About 46 Cross Lane
46 Cross Lane is an end-of-terrace house in Farnley, Leeds, Leeds (LS12 5AA). It has a recorded floor area of 42 m² (around 452 sq ft), construction records dating it to 1967-1975 and council tax band A. At 42 m² this is the 3rd smallest of 12 units on EPC record in the building, where floor areas span 40–153 m². The building's EPC ratings span E to D, with this unit at the bottom. On EPC score it ranks last in the building (41 versus a best of 67). The latest certificate (June 2020) shows an E (score 41), well below the UK norm with real room to improve. The recommended improvements would lift it to C (score 75), a 2-band jump.
Across 2009–2021, sale prices on this property compounded at 0.5% per year. Today's modelled estimate of £109,000 sits 70.3% above the 2021 sale of £64,000. At 42 m² it sits well below the postcode median (69 m² across 11 EPCs), making it one of the more compact homes locally. It lags the bulk of the postcode on energy efficiency (less efficient than 73% of similar EPCs). Most recent transfer: March 2021 at £64,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.
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Before you offer, see what the listing won't tell you, the true value, the red flags and the full history.
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Valuation
against the asking price
Risks
planning & flood
Sold prices
similar homes nearby
Trends
the local market
Energy performance
Recommended upgrades on file would lift this property by multiple EPC bands.
EPC Rating
Planning history
46 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 46 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
46 Cross Lane's sale-price growth has lagged the wider UK trajectory across its history on file.
£109,000
Modelled from EPC, postcode comparables and a sale-price growth of 0.5% per year over 12 years.
£64,000
Growth on file: 0.5% per year over 12 years.
Sales timeline
11 March 2021Most recent
£64,000
+6.7%over 11 years28 April 2009
£60,000
Median price across the last 5 sales in LS12 5AA: £245,000 (2025–2016).
Nearby sales in LS12 5AA
Everything we know about 46 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