11 Abbotsway, Garforth, Leeds, LS25 1BL
About 11 Abbotsway
11 Abbotsway is a two-bedroom semi-detached house in Garforth, Leeds, Leeds (LS25 1BL). It has a recorded floor area of 66 m² (around 710 sq ft), construction records dating it to 1950-1966 and council tax band C. The latest certificate (April 2015) shows a D (score 66), on the cusp of jumping into the C band. The rating has held steady at D across 2 certificates since June 2010. Between certificates, hot-water efficiency went from Poor to Good, lighting went from Good to Very Good and main heating went from Average to Good. The recommended improvements would lift it to B (score 83), a 2-band jump. The latest certificate is from April 2015, so improvements made since then won't be reflected. Other recorded features include a conservatory.
Across 2011–2015, sale prices on this property compounded at 4.2% per year. Today's modelled estimate of £275,000 is 44.7% above the 2015 sale price. On a £-per-square-foot basis, the last sale (£267/sq ft) was about 24.7% above the typical sold price in the postcode. Last sold in September 2015, so it's been off the market for around 11 years.
Know exactly what you're buying at 11 Abbotsway
Before you offer, see what the listing won't tell you, the true value, the red flags and the full history.
Valuation
against the asking price
Risks
planning & flood
Sold prices
similar homes nearby
Trends
the local market
What this property has
Inside
- Bedrooms2
- ConservatoryYes
Outside
- Private gardenYes
- GarageYes
Building
- RefurbishedYes
Energy performance
Recommended upgrades on file would lift this property by multiple EPC bands.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 20 Apr 2025
EPC Rating
Property Improvements
Changes detected from historical EPC data
Heating controls changed
Hot water system upgraded
Loft insulation upgraded to recommended levels
More low energy lighting installed
Planning history
11 Abbotsway has no planning applications on record.
Notable planning nearby
1applications of note in the surrounding area
Sales history & valuation
11 Abbotsway valuation sits well clear of the typical sold price in this postcode.
£275,000
Modelled from EPC, postcode comparables and a sale-price growth of 4.2% per year over 4 years.
£190,000
Growth on file: 4.2% per year over 4 years.
Sales timeline
17 September 2015Most recent
£190,000
+18.8%over 4 years29 June 2011
£160,000
Median price across the last 5 sales in LS25 1BL: £225,000 (2024–2020).
Nearby sales in LS25 1BL
Everything we know about 11 Abbotsway, in one report
What it's really worth, what could be wrong, and the planning, sales and area data in full.
- Am I paying too much?
- Is something wrong with it?
- Is the agent's story true?
- Will it hold its value?
Versus other Abbotsway homes
Habitable Rooms for 11 Abbotsway lags the street by a wide margin.
Price per m²
£2,879
Street avg £2,870
Floor Area
66 m²
Street avg 70 m²
Habitable Rooms
3 rooms
Street avg 4 rooms
CO₂ Emissions
2.9 t/year
Street avg 3.2 t/year
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The neighbourhood at a glance
Crime
6/mo
Steady year-on-year across the wider district.
Nearest stop
0.1 km
Ringway Goosefield Rise — bus stop.
Closest school
0.2 km
Strawberry Fields Primary School. 12 schools nearby.
Go deeper on the local area
The full report breaks down crime, transport links, schools and air quality in depth.
Road noise across the postcode
Daytime· 07:00 – 23:00
51.9dB
Night-time· 23:00 – 07:00
43.0dB