2 Goodcombe Place, Micklefield, Leeds, LS25 4BH
About 2 Goodcombe Place
2 Goodcombe Place is a two-bedroom mid-terrace house in Micklefield, Leeds, Leeds (LS25 4BH). It has a recorded floor area of 77 m² (around 829 sq ft), construction records dating it to 1900-1929 and council tax band B. The latest certificate (May 2025) shows an F (score 28), near the bottom of the EPC scale. The rating has held steady at F across 3 certificates since March 2013. The recommended improvements would lift it to B (score 86), a 4-band jump. Main heating runs on electricity. Other recorded features include notable views, outbuildings and a basement. Period features are noted in the property record.
It hasn't traded since July 2001, a hold of 25 years that's notably long for the area. Today's modelled estimate of £200,000 sits 192% above the 2001 sale of £68,500. On a £-per-square-foot basis, the last sale (£83/sq ft) was about 45.6% below the postcode norm. It lags the bulk of the postcode on energy efficiency (less efficient than 75% of similar EPCs).
Know exactly what you're buying at 2 Goodcombe Place
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
- Bathrooms1
- BasementYes
- FireplaceYes
Outside
- ParkingOff road
- OutbuildingsYes
- Notable viewsYes
Building
- Period featuresYes
Energy performance
2 Goodcombe Place's carbon output runs well above what efficient homes in the postcode produce.
EPC Rating
Property Improvements
Changes detected from historical EPC data
Hot water system changed
Loft insulation installed or upgraded to 250mm+
Planning history
2 Goodcombe Place has no planning applications on record.
The full report still covers planning activity across the surrounding area.
Sales history & valuation
2 Goodcombe Place valuation sits well clear of the typical sold price in this postcode.
£200,000
Modelled from EPC, postcode comparables.
£68,500
Recorded with HM Land Registry.
Sales timeline
19 July 2001Most recent
£68,500
Median price across the last 5 sales in LS25 4BH: £196,500 (2025–2020).
Everything we know about 2 Goodcombe Place, 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 Goodcombe Place homes
Price per m² for 2 Goodcombe Place lags the street by a wide margin.
Price per m²
£890
Street avg £2,449
Floor Area
77 m²
Street avg 85 m²
Habitable Rooms
4 rooms
Street avg 4 rooms
CO₂ Emissions
6.6 t/year
Street avg 6.9 t/year
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1 Daisy Bank Close, Micklefield
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1 Davy Avenue, Micklefield
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1 Colliery Garth, Micklefield
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The neighbourhood at a glance
Crime
6/mo
Steady year-on-year across the wider district.
Nearest stop
0.3 km
Selby Road Sandgate Lane — bus stop.
Closest school
1.1 km
Kippax Ash Tree 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
50.2dB
Night-time· 23:00 – 07:00
43.6dB