2 Cross Hills Gardens, Kippax, Leeds, LS25 7JW
About 2 Cross Hills Gardens
2 Cross Hills Gardens is an end-of-terrace house in Kippax, Leeds, Leeds (LS25 7JW). It has a recorded floor area of 77 m² (around 829 sq ft), construction records dating it to 1967-1975 and council tax band A. The latest certificate (October 2013) shows a D (score 60), on the cusp of jumping into the C band. The rating has held steady at D across 2 certificates since June 2010. Between certificates, roof efficiency went from Average to Good and main heating went from Average to Good. The recommended improvements would lift it to B (score 86), a 2-band jump. The latest certificate is from October 2013, so improvements made since then won't be reflected.
Across 1998–2019, sale prices on this property compounded at 3.5% per year. Today's modelled estimate of £143,000 sits 78.8% above the 2019 sale of £80,000. Most recent transfer: November 2019 at £80,000. Across the public record there are 7 sales, relatively high churn for a single property.
Know exactly what you're buying at 2 Cross Hills Gardens
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
Recommended upgrades on file would lift this property by multiple EPC bands.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 20 Oct 2023
EPC Rating
Property Improvements
Changes detected from historical EPC data
Heating controls changed
Roof insulation improved
Planning history
2 Cross Hills Gardens has no planning applications on record.
The full report still covers planning activity across the surrounding area.
Sales history & valuation
Sale price has at least doubled since 1998.
£143,000
Modelled from EPC, postcode comparables and a sale-price growth of 3.5% per year over 22 years.
£80,000
Growth on file: 3.5% per year over 22 years.
Sales timeline
15 November 2019Most recent
£80,000
+21.2%over 5 years30 April 2014
£66,000
+26.9%18 November 2013
£52,000
-38.1%over 5 years6 December 2007
£84,000
+25.4%over 4 years28 September 2003
£67,000
+36.7%over 1 year16 May 2002
£49,000
+29.6%over 4 years9 January 1998
£37,800
Everything we know about 2 Cross Hills Gardens, 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 Cross Hills Gardens homes
On epc rating, 2 Cross Hills Gardens runs well behind the street norm.
EPC Rating
60 (D)
Street avg 70 (C)
Floor Area
77 m²
Street avg 78 m²
CO₂ Emissions
3.9 t/year
Street avg 2.9 t/year
Habitable Rooms
5 rooms
Street avg 4 rooms
Similar properties nearby
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
Butt Hill — bus stop.
Closest school
0.4 km
Kippax Greenfield 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
48.2dB
Night-time· 23:00 – 07:00
38.1dB