12 Beech Walk, Adel, Leeds, LS16 8NY

12 Beech Walk is a four-bedroom detached house in Adel, Leeds, Leeds (LS16 8NY). It has a recorded floor area of 130 m² (around 1399 sq ft), construction records dating it to 1991-1995 and council tax band F. The latest certificate (June 2018) shows a D (score 66), on the cusp of jumping into the C band. The rating has held steady at D across 3 certificates since June 2009. Between certificates, lighting dropped from Average to Poor. The recommended improvements would lift it to B (score 82), a 2-band jump. Our model identifies extension potential, subject to local planning policy. The home occupies a cul-de-sac position.

Held since September 2009 — that's 17 years off the open market, well above the local norm. That sale fell during the post-crash dip, which often skews comparisons against later neighbouring sales. Sale prices here have outpaced Leeds HPI: 7.6% per year against 0% for the wider region. Today's modelled estimate of £564,000 is 48.4% above the 2009 sale price. On a £-per-square-foot basis, the last sale (£272/sq ft) was about 129.3% above the typical sold price in the postcode. At 130 m² it's 15.6% smaller than the typical home in the postcode (154 m² median across 13 EPCs).