1 Cliffe House Avenue, Garforth, Leeds, LS25 2BW

1 Cliffe House Avenue is a three-bedroom semi-detached house in Garforth, Leeds, Leeds (LS25 2BW). It has a recorded floor area of 87 m² (around 936 sq ft), construction records dating it to 1950-1966 and council tax band C. The latest certificate (October 2019) shows a D (score 64), on the cusp of jumping into the C band. The rating has held steady at D across 2 certificates since August 2009. Between certificates, roof efficiency went from Poor to Good and lighting went from Poor to Very Good; while hot-water efficiency dropped from Very Good to Good and main heating dropped from Very Good to Good. The recommended improvements would lift it to B (score 85), a 2-band jump.

It hasn't traded since December 2009, a hold of 16 years that's notably long for the area. That sale fell during the post-crash dip, which often skews comparisons against later neighbouring sales. At 87 m² the property is well over the postcode median (63 m² across 8 EPCs), placing it in the larger end of the local stock. Across 1998–2009, sale prices on this property compounded at 8.5% per year. Today's modelled estimate of £263,000 sits 83.3% above the 2009 sale of £143,500. On a £-per-square-foot basis, the last sale (£153/sq ft) was about 39.2% below the postcode norm.