Model valuation£417,0008 Busby Close
Local market context
22 Ross Grove, Leeds, LS13 1BB
3 sales on record
Estimated value
£164,000
- Since the 2017 sale (£115,000)+43%
- Against LS13 1BB's recent median (£186,500)-12%
Newest record on this page: August 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Mid terrace
Bedrooms
3
Bathroom
1
Floor area
63 m²
682 sq ft
Energy rating
E
Score 52
Council tax
Band A
Tenure
Owner Occupied
About this valuation
How the figure is worked out and what it's based on. If you know this home, you can tell other visitors what you think it's worth.
Our estimate
£164,000
- Against its 2017 sale (£115,000)+43%
- Against LS13 1BB's recent median (£186,500)-12%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 22 Ross Grove is modelled from its 63 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in LS13 1BB. It is an automated estimate, not a survey or mortgage valuation: condition, layout and improvements that aren't on record can move the real figure either way.
What it's based on
Floor area
63 m² from the EPC lodged in March 2009
Sales of this home
3 sales recorded, the latest in 2017
Recent sales in LS13 1BB
5 sales, median £186,500 (2025–2021)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: August 2025 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | None on this home | Full history, plus nearby schemes |
| Flood risk | Not shown | Included |
Sales history & valuation
Every recorded sale of this home, how its price has moved, and what neighbouring properties have sold for.
22 Ross Grove has more than tripled in price since its earliest registered sale in 2001.
Sales timeline
25 May 2017Most recent
£115,000
+155.8%over 15 years9 May 2002
£44,950
+18.3%over 11 months14 June 2001
£38,000
Median price across the last 5 sales in LS13 1BB: £186,500 (2025–2021).
What this page doesn't show
1 potential issue has already been flagged for 22 Ross Grove, Leeds, LS13 1BB. The detail, evidence and what to ask about it are in the Risks Report.
- Larger development activity nearbyIn report
- Flood risk from rivers, sea and surface waterIn report
- Subsidence and ground-stability signalsIn report
- Refusals, enforcement and big schemes nearbyIn report
One time fee only - money back guarantee
About 22 Ross Grove
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
22 Ross Grove is a three-bedroom mid-terrace house in Leeds (LS13 1BB). It has a recorded floor area of 63 m² (around 682 sq ft), construction records dating it to 1900-1929 and council tax band A. The latest certificate (March 2009) shows an E (score 52), well below the UK norm with real room to improve. The recommended improvements would push it to D (score 60). The latest certificate is from March 2009, so improvements made since then won't be reflected.
Across 2001–2017, sale prices on this property compounded at 7.2% per year. Today's modelled estimate of £164,000 is 42.6% above the 2017 sale price. On a £-per-square-foot basis, the last sale (£169/sq ft) was about 32.7% above the typical sold price in the postcode. On the market in May 2017 and unlisted since — roughly 9 years. At 63 m² it's 16.6% smaller than the typical home in the postcode (76 m² median across 17 EPCs).
What this property has
Pulled from EPC certificates, claim submissions and our property model. Empty categories are hidden — we only show what's known.
Inside
- Bedrooms3
- Bathrooms1
Outside
- Private gardenYes
Building
- Heating systemGas
Before you decide
Everything you need to know about 22 Ross Grove
The true value, the hidden risks and the full sale history, in one report.
Larger development activity nearby
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The data behind every report
Energy performance
Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.
22 Ross Grove'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 06 Mar 2019
Current Certificate
Mar 2009EPC Rating
A
B
C
D
E
E52
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
5.3 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 6 March 2019
Planning history
Applications and permits filed against 22 Ross Grove, Leeds, LS13 1BB, sourced from the PlanIt planning register.
22 Ross Grove has no planning applications on record.
1
But the area is active
1 notable application nearby — larger schemes and conversions that could reshape the street. The report maps them all.
Versus other Ross Grove homes
Four headline reads against 17 similar houses on this street, drawn from the latest EPC and Land Registry data.
Floor Area for 22 Ross Grove lags the street by a wide margin.
Price per m²
£1,814
Street avg £1,700
Floor Area
63 m²
Street avg 87 m²
Habitable Rooms
4 rooms
Street avg 4 rooms
CO₂ Emissions
5.3 t/year
Street avg 5.1 t/year
The neighbourhood at a glance
A condensed read of the local area. Each tile links through to the full breakdown on the Leeds district page.
Daytime road noise here sits well below conversation level — a quiet pocket of the postcode.
Crime
300/mo
Falling year-on-year across the wider district.
Nearest stop
0.1 km
Ross Terrace — bus stop.
Closest school
0.7 km
Summerfield Primary School. 31 schools nearby.
Nearest schools
- Summerfield Primary SchoolPrimary728m
- Leeds West AcademySecondary741m
- Bramley Park AcademyPrimary761m
- Valley View Community Primary SchoolPrimary924m
Nearest stops
- Ross TerraceBus stop52m
- Rodley LaneBus stop240m
- Langley AvenueBus stop248m
- Rock LaneBus stop263m
Most reported crime locally
- Violence & Sexual Offences2,295 reports48%
- Criminal Damage & Arson358 reports7%
- Public Order349 reports7%
- Shoplifting339 reports7%
Go deeper on the local area
A Local Area report breaks down crime, transport links, schools and air quality in depth.
Road noise across the postcode
Modelled day and night-time noise levels around LS13 1BB from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
48.8dB
Night-time· 23:00 – 07:00
40.3dB
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
Get a survey for this property
Level 3 Building Survey
Victorian-eraMid-Terrace HouseEPC EPre-1919 buildSolid (non-cavity) walls
Because the property was built before 1919 and has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
From £820 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
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Start your researchHow to read this page
Where every figure above comes from, how current it is and what it can't tell you.
- How the estimate is made
- The estimate for 22 Ross Grove is modelled from its 63 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in LS13 1BB. It is an automated estimate, not a survey or mortgage valuation: condition, layout and improvements that aren't on record can move the real figure either way.
- Where sold prices come from
- Sold prices are HM Land Registry Price Paid Data, which covers residential sales in England and Wales since 1995. 3 sales are recorded for 22 Ross Grove. Sales normally appear two to three months after completion, so the most recent ones take time to show up anywhere.
- Reading the EPC
- Energy Performance Certificates rate homes from A (most efficient) to G and last 10 years. The latest one for 22 Ross Grove was lodged in March 2009 at band E and expired in March 2019, so a new one is needed to sell or let. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. None is matched to 22 Ross Grove. Councils sometimes file applications under a different address format, and applications on neighbouring land aren't listed here; the report covers both.
- Area figures
- Crime is police-recorded street-level data over the last 16 months, which places each incident at an approximate point. The 31 schools and 30 stops listed are measured in a straight line from LS13 1BB, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 22 Ross Grove is in council tax band A. Bands are set by the Valuation Office Agency from historic values (1 April 1991 in England, 1 April 2003 in Wales), not today's price; the amount you pay depends on the council's rate for the band.
Common questions
The questions buyers, sellers and homeowners most often ask about 22 Ross Grove, Leeds, LS13 1BB. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in LS13 1BBSold prices, values and energy ratings for the postcode
- LS 13 property marketPrices, postcodes, schools and transport across the district
- 22 Ross Grove, Leeds valuationHow the estimate is built and what moves it
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