The Woods, Coldhill Lane, Aberford, Leeds, LS25 3EE
About The Woods
The Woods is a detached house in Aberford, Leeds, Leeds (LS25 3EE). It has a recorded floor area of 262 m² (around 2820 sq ft), construction records dating it to before 1900 and council tax band G. The latest certificate (November 2014) shows an F (score 33), near the bottom of the EPC scale. The rating has held steady at F across 2 certificates since May 2014. Between certificates, wall efficiency went from Very Poor to Poor and main heating went from Average to Good; while hot-water efficiency dropped from Average to Very Poor and lighting dropped from Good to Average. The recommended improvements would lift it to C (score 78), a 3-band jump. Main heating runs on oil. The latest certificate is from November 2014, so improvements made since then won't be reflected.
At 262 m² the property is well over the postcode median (125 m² across 4 EPCs), placing it in the larger end of the local stock. On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement.
Know exactly what you're buying at The Woods
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
Energy performance
The Woods sits at the bottom of the postcode for energy efficiency — meaningful headroom to improve.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 12 Nov 2024
EPC Rating
Property Improvements
Changes detected from historical EPC data
Hot water system changed
Wall insulation improved
Roof insulation improved
Low energy lighting percentage decreased
Planning history
The Woods has no planning applications on record.
The full report still covers planning activity across the surrounding area.
Sales history & valuation
The Woods has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
£871,000
Modelled from EPC, postcode comparables.
No sales recorded with HM Land Registry
That can mean the property has never traded since the registry began publishing in 1995, was a new build that hasn't been registered yet, or is held in the same hands long-term.
Median price across the last 5 sales in LS25 3EE: £290,000 (2022–2004).
Nearby sales in LS25 3EE
3 Lower Cold Hill Farm Cottage, Coldhill Lane, Aberford, Leeds, LS25 3EE
Sold Oct 2022
£195,000The Coach House, Coldhill Lane, Aberford, Leeds, LS25 3EE
Sold May 2020
£410,000The Lodge, Coldhill Lane, Aberford, Leeds, LS25 3EE
Sold Aug 2009
£290,000The Granary, Coldhill Lane, Aberford, Leeds, LS25 3EE
Sold Mar 2000
£165,000
Everything we know about The Woods, 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 Coldhill Lane homes
The Woods is notably below the street on epc rating.
EPC Rating
33 (F)
Street avg 62 (D)
Floor Area
262 m²
Street avg 114 m²
CO₂ Emissions
17.0 t/year
Street avg 5.5 t/year
Habitable Rooms
7 rooms
Street avg 5 rooms
Similar properties nearby
1 Hayton Wood View, Aberford
LS25 3AN
1 Field Lane, Aberford
LS25 3AE
1 Lotherton Lane, Aberford
LS25 3ER
1 Haverthwaites Drive, Aberford
LS25 3AT
1 Greystones Close, Aberford
LS25 3AR
1 Beckside, Aberford
LS25 3DD
1 Main Street North, Aberford
LS25 3AW
1 Acorn House, Main Street North, Aberford
LS25 3AQ
The neighbourhood at a glance
Daytime road noise here sits well below conversation level — a quiet pocket of the postcode.
Crime
6/mo
Steady year-on-year across the wider district.
Nearest stop
1.5 km
Headwell Lane — bus stop.
Closest school
1.6 km
Saxton Church of England Primary School. 3 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
43.6dB
Night-time· 23:00 – 07:00
35.9dB