Meadow Cottage, Biggin, Leeds, LS25 6HJ
About Meadow Cottage
Meadow Cottage is a semi-detached house in Biggin, Leeds, Leeds (LS25 6HJ). It has a recorded floor area of 119 m² (around 1281 sq ft), construction records dating it to 1930-1949 and council tax band A. The latest certificate (December 2019) shows an F (score 38), near the bottom of the EPC scale. Earlier certificates rated it D (April 2011); the latest reading is 2 bands lower. Between certificates, roof efficiency went from Average to Good; while wall efficiency dropped from Average to Very Poor and hot-water efficiency dropped from Poor to Very Poor. The recommended improvements would lift it to B (score 88), a 4-band jump. Main heating runs on oil.
At 119 m² it's 19.1% smaller than the typical home in the postcode (147 m² median across 10 EPCs). On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement. Across 2001–2011, sale prices on this property compounded at 8.8% per year. Today's modelled estimate of £282,000 sits 70.9% above the 2011 sale of £165,000. On the market in November 2011 and unlisted since — roughly 15 years. Across the public record there are 4 sales, relatively high churn for a single property.
Know exactly what you're buying at Meadow Cottage
Before you offer, see what the listing won't tell you, the true value, the red flags and the full history.
Already flagged here
Valuation
against the asking price
Risks
planning & flood
Sold prices
similar homes nearby
Trends
the local market
Energy performance
Meadow Cottage sits at the bottom of the postcode for energy efficiency — meaningful headroom to improve.
EPC Rating
Property Improvements
Changes detected from historical EPC data
Hot water efficiency decreased
Loft insulation upgraded to recommended levels
Planning history
Meadow Cottage has no planning applications on record.
Notable planning nearby
3applications of note in the surrounding area
We flagged 1 thing worth checking at Meadow Cottage
Independent checks surfaced things a buyer would want to understand before offering. The report explains each one in full, with the underlying data and what to ask.
- Larger development activity nearby
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Sales history & valuation
Meadow Cottage has more than doubled in price since the earliest registered sale in 2001.
£282,000
Modelled from EPC, postcode comparables and a sale-price growth of 8.8% per year over 11 years.
£165,000
Growth on file: 8.8% per year over 11 years.
Sales timeline
25 November 2011Most recent
£165,000
-5.7%over 5 years27 July 2006
£175,000
+20.7%over 2 years22 April 2004
£145,000
+113.2%over 2 years10 May 2001
£68,000
Median price across the last 5 sales in LS25 6HJ: £600,000 (2024–2017).
Nearby sales in LS25 6HJ
Everything we know about Meadow Cottage, in one report
What it's really worth, what could be wrong, and the planning, sales and area data in full.
What we flagged
- Larger development activity nearby
Versus the street
On epc rating, Meadow Cottage runs well behind the street norm.
Price per m²
£1,387
Street avg £3,665
Floor Area
119 m²
Street avg 168 m²
Habitable Rooms
8 rooms
Street avg 6 rooms
CO₂ Emissions
9.1 t/year
Street avg 8.5 t/year
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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
0.2 km
Blacksmiths Arms — bus stop.
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
46.2dB
Night-time· 23:00 – 07:00
38.8dB