Model valuation£417,0008 Busby Close
Local market context
13 Highfield Road, Leeds, LS13 2BL
3 sales on record
Estimated value
£157,000
- Since the 2012 sale (£80,000)+96%
- Against LS13 2BL's recent median (£130,058)+21%
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
4
Floor area
107 m²
1152 sq ft
Energy rating
D
Score 59
Council tax
Band A
Tenure
Private Rental
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
£157,000
- Against its 2012 sale (£80,000)+96%
- Against LS13 2BL's recent median (£130,058)+21%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 13 Highfield Road is modelled from its 107 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in LS13 2BL. 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
107 m² from the EPC lodged in November 2021
Sales of this home
3 sales recorded, the latest in 2012
Recent sales in LS13 2BL
5 sales, median £130,058 (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.
13 Highfield Road saw 3 transfers in just over a decade — high turnover for the postcode.
Sales timeline
22 August 2012Most recent
£80,000
-12.1%over 6 years19 January 2006
£91,000
+7.1%over 1 year26 May 2004
£84,995
Median price across the last 5 sales in LS13 2BL: £130,058 (2025–2021).
What this page doesn't show
1 potential issue has already been flagged for 13 Highfield Road, Leeds, LS13 2BL. The detail, evidence and what to ask about it are in the Risks Report.
- Signs of HMO activity in the areaIn 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 13 Highfield Road
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
13 Highfield Road is a four-bedroom mid-terrace house in Leeds (LS13 2BL). It has a recorded floor area of 107 m² (around 1152 sq ft), construction records dating it to 1900-1929 and council tax band A. The latest certificate (November 2021) shows a D (score 59), a step below the typical UK home. When first surveyed in October 2011 the rating was E, the property has climbed 1 band since. Between certificates, window efficiency dropped from Good to Average and lighting dropped from Good to Average. The recommended improvements would lift it to B (score 85), a 2-band jump.
Across 2004–2012, sale prices on this property compounded at -0.7% per year. Today's modelled estimate of £157,000 sits 96.2% above the 2012 sale of £80,000. On a £-per-square-foot basis, the last sale (£69/sq ft) was about 22.6% below the postcode norm. At 107 m² it's 17.6% larger than the typical home in the postcode (91 m² median across 19 EPCs). Last changed hands 14 years ago, in August 2012.
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
- Bedrooms4
Before you decide
Everything you need to know about 13 Highfield Road
The true value, the hidden risks and the full sale history, in one report.
Signs of HMO activity in the area
Pick your report · from £14.99
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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.
Recommended upgrades on file would lift this property by multiple EPC bands.
Current Certificate(1 of 3)
Nov 2021
EPC Rating
A
B
C
D
D59
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
5.7 t/year
Occupancy
Rented
Certificate validity
Valid until 11 November 2031
Property Improvements
Changes detected from historical EPC data
Nov 2018from Oct 2011
EPC improved fromE54toD55
Heating System
Gas BoilerRoom Heaters
Heating system changed
Main Fuel
GasElectric
Changed to a more efficient fuel source
Heating Controls
Prog + TRVsProg + Stat
Heating controls upgraded for better temperature management
Hot Water
Main SystemImmersion (Off-Peak)
Hot water system changed
Roof Insulation
UninsulatedInsulated
Roof insulation improved
Low Energy Lighting
45%100%
More low energy lighting installed
Nov 2021from Nov 2018
Heating System
Room HeatersGas Boiler
Upgraded to gas central heating
Main Fuel
ElectricGas
Connected to mains gas supply
Heating Controls
Prog + StatFull
Heating controls upgraded for better temperature management
Hot Water
Immersion (Off-Peak)Main System
Hot water system upgraded
Low Energy Lighting
100%30%
Low energy lighting percentage decreased
Planning history
Applications and permits filed against 13 Highfield Road, Leeds, LS13 2BL, sourced from the PlanIt planning register.
13 Highfield Road has no planning applications on record.
5
But the area is active
5 notable applications nearby — larger schemes and conversions that could reshape the street. The report maps them all.
Versus other Highfield Road homes
Four headline reads against 19 similar houses on this street, drawn from the latest EPC and Land Registry data.
13 Highfield Road is notably below the street on price per m².
Price per m²
£748
Street avg £1,253
Floor Area
107 m²
Street avg 93 m²
Habitable Rooms
5 rooms
Street avg 5 rooms
CO₂ Emissions
5.7 t/year
Street avg 4.9 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.
Crime
300/mo
Falling year-on-year across the wider district.
Nearest stop
0.1 km
Aston Road — bus stop.
Closest school
0.3 km
Raynville Academy. 35 schools nearby.
Nearest schools
- Raynville AcademyPrimary261m
- Christ The King Catholic Primary School, A Voluntary AcademyPrimary388m
- Bramley St Peter's Church of England Primary SchoolPrimary523m
- Hollybush PrimaryPrimary788m
Nearest stops
- Aston RoadBus stop75m
- Eightlands LaneBus stop134m
- Bramley Town EndBus stop310m
- Rossefield ApproachBus stop326m
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 2BL from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
54.1dB
Night-time· 23:00 – 07:00
42.8dB
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 DPre-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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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 13 Highfield Road is modelled from its 107 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in LS13 2BL. 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 13 Highfield Road. 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 13 Highfield Road was lodged in November 2021 at band D and is valid until November 2031. 3 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. None is matched to 13 Highfield Road. 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 35 schools and 30 stops listed are measured in a straight line from LS13 2BL, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 13 Highfield Road 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 13 Highfield Road, Leeds, LS13 2BL. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in LS13 2BLSold prices, values and energy ratings for the postcode
- LS 13 property marketPrices, postcodes, schools and transport across the district
- 13 Highfield Road, 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