Model valuation£417,0008 Busby Close
Local market context
20 Highfield Road, Leeds, LS13 2BL
Estimated value
£207,000
- Since the 2004 sale (£128,000)+62%
- Against LS13 2BL's recent median (£130,058)+59%
Newest record on this page: January 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Bedrooms
3
Floor area
88 m²
947 sq ft
Energy rating
C
Score 71
Council tax
Band B
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
£207,000
- Against its 2004 sale (£128,000)+62%
- Against LS13 2BL's recent median (£130,058)+59%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 20 Highfield Road is modelled from its 88 m² EPC floor area, its 1 recorded sale 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
88 m² from the EPC lodged in January 2026
Sales of this home
1 sale recorded, the latest in 2004
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.
20 Highfield Road valuation sits well clear of the typical sold price in this postcode.
Sales timeline
20 December 2004Most recent
£128,000
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 20 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 20 Highfield Road
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
20 Highfield Road is a three-bedroom semi-detached house in Leeds (LS13 2BL). It has a recorded floor area of 88 m² (around 947 sq ft), construction records dating it to 1930-1949 and council tax band B. The latest certificate (January 2026) shows a C (score 71). When first surveyed in February 2012 the rating was D, the property has climbed 1 band since. Between certificates, wall efficiency went from Poor to Good, roof efficiency went from Good to Very Good and lighting went from Average to Very Good. Other recorded features include a conservatory.
Held since December 2004 — that's 22 years off the open market, well above the local norm. Today's modelled estimate of £207,000 sits 61.7% above the 2004 sale of £128,000. On a £-per-square-foot basis, the last sale (£135/sq ft) was about 63.5% above the typical sold price in the postcode. Its energy rating outperforms most of the postcode (better than 79% of similar 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
- Dining roomYes
- EnsuiteYes
- ConservatoryYes
Outside
- Private gardenFront and rear
- GarageSingle
Building
- Central heatingYes
Before you decide
Everything you need to know about 20 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.
Current Certificate(1 of 2)
Jan 2026
EPC Rating
A
B
C
C71
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
3.0 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 2 January 2036
Property Improvements
Changes detected from historical EPC data
Jan 2026from Feb 2012
EPC improved fromD61toC71
Wall Insulation
UninsulatedInsulated Cavity
Cavity wall insulation installed
Roof Insulation
InsulatedWell Insulated
Loft insulation upgraded to recommended levels
Low Energy Lighting
33%100%
More low energy lighting installed
Planning history
Applications and permits filed against 20 Highfield Road, Leeds, LS13 2BL, sourced from the PlanIt planning register.
20 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.
On habitable rooms, 20 Highfield Road runs well behind the street norm.
Price per m²
£1,455
Street avg £1,211
Floor Area
88 m²
Street avg 94 m²
Habitable Rooms
4 rooms
Street avg 5 rooms
CO₂ Emissions
3.0 t/year
Street avg 5.0 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 2 HomeBuyer Report
Early 20th centurySemi-Detached HouseEPC C
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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 20 Highfield Road is modelled from its 88 m² EPC floor area, its 1 recorded sale 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. 1 sale is recorded for 20 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 20 Highfield Road was lodged in January 2026 at band C and is valid until January 2036. 2 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 20 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
- 20 Highfield Road is in council tax band B. 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 20 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
- 20 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