What type of property is 13 Abbotsway, LS25 1BL?

13 Abbotsway, LS25 1BL is a 2-bedroom semi-detached house.

What did 13 Abbotsway, LS25 1BL sell for?

13 Abbotsway, LS25 1BL last sold for £160,000 in May 2013, around 13 years ago. Before that, it sold for £150,000 in June 2009, so prices have been rising over 4 years on record. Source: HM Land Registry.

Has 13 Abbotsway, LS25 1BL appreciated in value?

Across 2 sales between June 2009 and May 2013, 13 Abbotsway, LS25 1BL rose from £150,000 to £160,000, a change of £10,000. That works out to roughly +1.6% per year compounded over 4 years. Source: HM Land Registry.

What is the EPC rating for 13 Abbotsway, LS25 1BL?

The current EPC rating for 13 Abbotsway, LS25 1BL is D with a score of 68 out of 100, lodged in March 2009. The assessor estimates the property could reach a C. Source: EPC Register.

What is the floor area of 13 Abbotsway, LS25 1BL?

13 Abbotsway, LS25 1BL has a recorded floor area of 76 m² (816 sq ft), around 38 m² per bedroom. That makes it about 15% larger than the median EPC-recorded property in LS25 1BL. Source: EPC Register.

How is 13 Abbotsway, LS25 1BL heated?

The latest EPC at 13 Abbotsway, LS25 1BL records mains gas as the main heating fuel. Source: EPC Register.

What council tax band is 13 Abbotsway, LS25 1BL?

13 Abbotsway, LS25 1BL is in council tax band C.

Where is 13 Abbotsway, LS25 1BL located?

13 Abbotsway, LS25 1BL sits in Garforth, Leeds, Leeds. It falls within the LS25 postcode district.

What is crime like near 13 Abbotsway, LS25 1BL?

Police records around 13 Abbotsway, LS25 1BL show an average of 6 reported crimes per month over the last 6 months. Violent crime makes up roughly 49% of reports, the most common category. The overall trend is broadly stable. Source: Police UK.

Which schools serve 13 Abbotsway, LS25 1BL?

The closest primary school to 13 Abbotsway, LS25 1BL is Strawberry Fields Primary School (212m), one of 11 primaries within walking distance. The closest secondary is Garforth Academy (303m).

How well connected is 13 Abbotsway, LS25 1BL?

The closest bus stop to 13 Abbotsway, LS25 1BL is Ringway Goosefield Rise, 129m away. In total there are 30 bus stops within the surrounding area.

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13 Abbotsway, Garforth, Leeds, LS25 1BL

Property type

Semi-detached

Bedrooms

Floor area

76 m²

816 sq ft

Energy rating

Score 68

Council tax

Band C

Tenure

Owner Occupied

Overview

About 13 Abbotsway

A plain-English summary derived from public records, EPC certificates, sold prices and local data.

13 Abbotsway is a two-bedroom semi-detached house in Garforth, Leeds, Leeds (LS25 1BL). It has a recorded floor area of 76 m² (around 816 sq ft), construction records dating it to 1950-1966 and council tax band C. The latest certificate (March 2009) shows a D (score 68), on the cusp of jumping into the C band. The recommended improvements would push it to C (score 72). The latest certificate is from March 2009, so improvements made since then won't be reflected.

Across 2009–2013, sale prices on this property compounded at 1.6% per year. Today's modelled estimate of £254,000 sits 58.7% above the 2013 sale of £160,000. On a £-per-square-foot basis, the last sale (£196/sq ft) was about 17.6% below the postcode norm. On the market in May 2013 and unlisted since — roughly 13 years.

Before you offer

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Valuation

against the asking price

Risks

planning & flood

Sold prices

similar homes nearby

Trends

the local market

Specifications

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

Outside

Private gardenYes
GarageDetached

Building

Heating systemGas
RefurbishedYes

Energy

Energy performance

Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.

13 Abbotsway's EPC is over a decade old — improvements since won't be reflected.

EPC Expired

This certificate is over 10 years old and is no longer valid.Expired 20 Mar 2019

EPC Rating

D68

Main Heating

Gas

Main Fuel

Gas

Hot Water

Very Good

Windows

Good

CO2 Emissions

2.8 t/year

Occupancy

Owner Occupied

Planning

Planning history

Applications and permits filed against 13 Abbotsway, Garforth, Leeds, LS25 1BL, sourced from the PlanIt planning register.

13 Abbotsway has no planning applications on record.

Notable planning nearby

1applications of note in the surrounding area

Price

Sales history & valuation

Recorded transactions, our model's current estimate, and a quick read on what neighbouring properties have sold for.

13 Abbotsway valuation sits well clear of the typical sold price in this postcode.

Current estimate

£254,000

Modelled from EPC, postcode comparables and a sale-price growth of 1.6% per year over 4 years.

See how we calculated this

Last sold (2013)

£160,000

Growth on file: 1.6% per year over 4 years.

Sales timeline

30 May 2013Most recent
£160,000
+6.7%over 3 years
4 June 2009
£150,000

Median price across the last 5 sales in LS25 1BL: £225,000 (2024–2020).

Nearby sales in LS25 1BL

Before you offer

Everything we know about 13 Abbotsway, in one report

What it's really worth, what could be wrong, and the planning, sales and area data in full.

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Is something wrong with it?
Is the agent's story true?
Will it hold its value?

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On the street

Versus other Abbotsway homes

Four headline reads against 12 similar houses on this street, drawn from the latest EPC and Land Registry data.

13 Abbotsway is notably below the street on price per m².

Price per m²

£2,110

Street avg £2,940

Strongly below

Floor Area

76 m²

Street avg 69 m²

Strongly above

Habitable Rooms

3 rooms

Street avg 4 rooms

Below

CO₂ Emissions

2.8 t/year

Street avg 3.2 t/year

Strongly above

Comparables

Similar properties nearby

A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.

£266k

1 Avon Drive, Garforth

LS25 1JP

2 bed1 bath

£209k

1 Alandale Grove, Garforth

LS25 1DJ

2 bed1 bath

£205k

1 Coupland Road, Garforth

LS25 1AD

2 bed1 bath

£198k

1 Beech Apartments, Beech Grove Avenue, Garforth

LS25 1FA

Flat2 bed1 bath

£455k

1 Aberford Road, Garforth

LS25 1PZ

2 bed

£290k

1 Brunswick Gardens, Garforth

LS25 1HF

3 bed1 bath

£291k

1 Barley Fields Close, Garforth

LS25 1DT

3 bed2 bath

£303k

1 Ashlea Close, Garforth

LS25 1JX

3 bed1 bath

Area

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.

Full Leeds report

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.

Noise

Road noise across the postcode

Modelled day and night-time noise levels around LS25 1BL from Defra's strategic mapping. The pin marks this postcode's centroid.

Daytime· 07:00 – 23:00

51.9dB

Low

Night-time road noise heatmap for LS25 1BL

Night-time· 23:00 – 07:00

43.0dB

Low

55 dB

60 dB

65 dB

70 dB

75 dB

80 dB

Defra Road Noise Strategic Mapping, Round 4

FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about 13 Abbotsway, Garforth, Leeds, LS25 1BL. Each answer is also embedded as structured data for search engines.