Model valuation£417,0008 Busby Close
Local market context
85b, Coal Hill Lane, Leeds, LS13 1DD
Extendable
Estimated value
£232,000
- Since the 2026 sale (£174,000)+33%
- Against LS13 1DD's recent median (£180,000)+29%
Newest record on this page: May 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Bedrooms
2
Bathroom
1
Floor area
60 m²
646 sq ft
Energy rating
C
Score 70
Council tax
Band C
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
£232,000
- Against its 2026 sale (£174,000)+33%
- Against LS13 1DD's recent median (£180,000)+29%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 85b is modelled from its 60 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in LS13 1DD. 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
60 m² from the EPC lodged in November 2024
Sales of this home
2 sales recorded, the latest in 2026
Recent sales in LS13 1DD
5 sales, median £180,000 (2026–2020)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: May 2026 | 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.
85b has more than doubled in price since the earliest registered sale in 1997.
Sales timeline
25 February 2026Most recent
£174,000
+190.2%over 28 years28 February 1997
£59,950
Median price across the last 5 sales in LS13 1DD: £180,000 (2026–2020).
Nearby sales in LS13 1DD
What this page doesn't show
1 potential issue has already been flagged for 85b, Coal Hill Lane, Leeds, LS13 1DD. 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 85b
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
85b is a two-bedroom detached house in Leeds (LS13 1DD). It has a recorded floor area of 60 m² (around 646 sq ft), construction records dating it to 1996-2002 and council tax band C. Other recorded features include a conservatory. Our model identifies extension potential, subject to local planning policy. The latest certificate (November 2024) shows a C (score 70). The recommended improvements would push it to B (score 86).
At 60 m² it's 28.5% smaller than the typical home in the postcode (84 m² median across 8 EPCs). On energy efficiency it sits in the top 10% of properties in this postcode. It changed hands recently, sold February 2026 for £174,000. Across 1997–2026, sale prices on this property compounded at 3.7% per year. Today's modelled estimate of £232,000 is 33.3% above the 2026 sale price. On a £-per-square-foot basis, the last sale (£269/sq ft) was about 57.8% above the typical sold price in the postcode.
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
- Bedrooms2
- Bathrooms1
- ConservatoryYes
Outside
- Private gardenYes
- GarageSingle
Building
- Extension potentialPossible
Before you decide
Everything you need to know about 85b
The true value, the hidden risks and the full sale history, in one report.
Larger development activity nearby
Pick your report · from £14.99
One time fee only - money back guarantee
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.
85b ranks among the most efficient homes in the postcode for energy use.
Current Certificate
Nov 2024EPC Rating
A
B
C
C70
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
2.4 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 26 November 2034
Planning history
Applications and permits filed against 85b, Coal Hill Lane, Leeds, LS13 1DD, sourced from the PlanIt planning register.
85b 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 Coal Hill Lane homes
Four headline reads against 8 similar houses on this street, drawn from the latest EPC and Land Registry data.
85b outperforms the street on epc rating by a wide margin.
Price per m²
£2,900
Street avg £2,383
Floor Area
60 m²
Street avg 100 m²
Habitable Rooms
3 rooms
Street avg 5 rooms
CO₂ Emissions
2.4 t/year
Street avg 5.3 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
Coal Hill Lane — bus stop.
Closest school
0.1 km
Valley View Community Primary School. 30 schools nearby.
Nearest schools
- Valley View Community Primary SchoolPrimary82m
- Leeds West AcademySecondary286m
- Summerfield Primary SchoolPrimary370m
- Stanningley Primary SchoolPrimary713m
Nearest stops
- Coal Hill LaneBus stop146m
- Coal Hill DriveBus stop167m
- Broom Mills RoadBus stop198m
- Leeds West AcademyBus stop307m
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 1DD from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
49.3dB
Night-time· 23:00 – 07:00
39.0dB
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 2 HomeBuyer Report
Late 20th centuryDetached BungalowEPC C
We've checked 10 risk factors against the available data for this property and believe a Level 2 HomeBuyer Report could be a suitable option for you.
From £545 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£214k
1 Cowley Road
LS13 1JT
2 bed
£192k
1 Fernbank Drive
LS13 1BZ
2 bed
£180k
1 Canalbank View
LS13 1RG
2 bed2 bath
£169k
1 Eggleston Street
LS13 1JR
2 bed
£157k
1 Coal Hill Gardens
LS13 1DP
2 bed
£152k
1 Airedale Quay, Rodley
LS13 1NZ
2 bed1 bath
£147k
1 Farsley Beck Mews
LS13 1FL
2 bed2 bath
£132k
1 Airedale Wharf, Rodley
LS13 1LD
2 bed
Property research, connected
Get up to date data on unlimited properties per month
Explore sale histories, valuations, energy ratings and local areas. Ask the assistant to connect the details and take your research further.
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 85b is modelled from its 60 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in LS13 1DD. 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. 2 sales are recorded for 85b. 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 85b was lodged in November 2024 at band C and is valid until November 2034. 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 85b. 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 30 schools and 30 stops listed are measured in a straight line from LS13 1DD, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 85b is in council tax band C. 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 85b, Coal Hill Lane, Leeds, LS13 1DD. Each answer is also embedded as structured data for search engines.
Know this home? Think our valuation is wrong?
Leave a note for other visitors about work done or anything the records miss, and say what you think it's worth. It takes about two minutes.
Keep exploring
- Every home in LS13 1DDSold prices, values and energy ratings for the postcode
- LS 13 property marketPrices, postcodes, schools and transport across the district
- 85b, Coal Hill Lane, Leeds valuationHow the estimate is built and what moves it
- UK house price mapExplore prices by district, year by year
- Report on another addressLook up any home in England and Wales