Model valuation£417,0008 Busby Close
Local market context
15 Cliff Road Gardens, Leeds, LS6 2EY
1 planning record
Estimated value
£242,000
- Since the 1998 sale (£54,500)+344%
- Against LS6 2EY's recent median (£255,500)-5%
Newest record on this page: August 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Habitable rooms
5
From EPC
Floor area
74 m²
797 sq ft
Energy rating
C
Score 70
Council tax
Band A
Tenure
Owner Occupied
About this valuation
How the figure is worked out and what it's based on. If you know this home, you can tell other visitors what you think it's worth.
Our estimate
£242,000
- Against its 1998 sale (£54,500)+344%
- Against LS6 2EY's recent median (£255,500)-5%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 15 Cliff Road Gardens is modelled from its 74 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in LS6 2EY. It is an automated estimate, not a survey or mortgage valuation: condition, layout and improvements that aren't on record can move the real figure either way.
What it's based on
Floor area
74 m² from the EPC lodged in February 2016
Sales of this home
1 sale recorded, the latest in 1998
Recent sales in LS6 2EY
5 sales, median £255,500 (2025–2021)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: June 2025 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 application | Full history, plus nearby schemes |
| Flood risk | Not shown | Included |
Sales history & valuation
Every recorded sale of this home, how its price has moved, and what neighbouring properties have sold for.
15 Cliff Road Gardens's modelled value sits at over four times its earliest registered sale price (1998).
Sales timeline
27 November 1998Most recent
£54,500
Median price across the last 5 sales in LS6 2EY: £255,500 (2025–2021).
Nearby sales in LS6 2EY
What this page doesn't show
1 potential issue has already been flagged for 15 Cliff Road Gardens, Leeds, LS6 2EY. The detail, evidence and what to ask about it are in the Risks Report.
- Signs of HMO activity in the areaIn report
- Flood risk from rivers, sea and surface waterIn report
- Subsidence and ground-stability signalsIn report
- Refusals, enforcement and big schemes nearbyIn report
One time fee only - money back guarantee
About 15 Cliff Road Gardens
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
15 Cliff Road Gardens is a semi-detached house in Leeds (LS6 2EY). It has a recorded floor area of 74 m² (around 797 sq ft), construction records dating it to 1930-1949 and council tax band A. The latest certificate (February 2016) shows a C (score 70). When first surveyed in January 2016 the rating was D, the property has climbed 1 band since. The recommended improvements would push it to B (score 84). The latest certificate is from February 2016, so improvements made since then won't be reflected.
It hasn't traded since November 1998, a hold of 28 years that's notably long for the area. Only one transfer is on record with HM Land Registry, suggesting it has stayed in the same hands for a long time. Today's modelled estimate of £242,000 sits 344% above the 1998 sale of £54,500. On a £-per-square-foot basis, the last sale (£68/sq ft) was about 68% below the postcode norm. One planning record on file: an extension approved in 2025. Past consents include an extension and a porch, meaningful when judging how the property has evolved. At 74 m² it's 27.5% larger than the typical home in the postcode (58 m² median across 21 EPCs). Its energy rating outperforms most of the postcode (better than 76% of similar EPCs).
Before you decide
Everything you need to know about 15 Cliff Road Gardens
The true value, the hidden risks and the full sale history, in one report.
Signs of HMO activity in the area
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The data behind every report
Energy performance
Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 19 Feb 2026
Current Certificate(1 of 2)
Feb 2016
EPC Rating
A
B
C
C70
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
2.9 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 19 February 2026
Property Improvements
Changes detected from historical EPC data
Feb 2016from Jan 2016
EPC improved fromD68toC70
Planning history
Applications and permits filed against 15 Cliff Road Gardens, Leeds, LS6 2EY, sourced from the PlanIt planning register.
1 application on record at 15 Cliff Road Gardens, Leeds, LS6 2EY
1decisions1extensions3documents114nearby
- Aug 2025PorchFullOutcome in report
Extension: Single storey · Side of property
Demolition of existing porch and erection of single storey side extension
Extension- Documents
- 3 docs on file
- Reference
- 25/03498/FU
Unlock 15 Cliff Road Gardens, Leeds, LS6 2EY's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (1 on record)
- All 1 application on this property in full, plus 114 notable nearby
- The 3 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Cliff Road Gardens homes
Four headline reads against 16 similar houses on this street, drawn from the latest EPC and Land Registry data.
Price per m² for 15 Cliff Road Gardens lags the street by a wide margin.
Price per m²
£736
Street avg £3,188
Floor Area
74 m²
Street avg 59 m²
Habitable Rooms
5 rooms
Street avg 4 rooms
CO₂ Emissions
2.9 t/year
Street avg 3.2 t/year
The neighbourhood at a glance
A condensed read of the local area. Each tile links through to the full breakdown on the Leeds district page.
Crime
314/mo
Steady year-on-year across the wider district.
Nearest stop
0.3 km
Woodhouse Cricket Club — bus stop.
Closest school
0.2 km
Leeds City Academy. 41 schools nearby.
Nearest schools
- Leeds City AcademySecondary227m
- Quarry Mount Primary SchoolPrimary581m
- Alder Tree Primary AcademyPrimary892m
- Brudenell Primary SchoolPrimary911m
Nearest stops
- Woodhouse Cricket ClubBus stop294m
- Ridge GroveBus stop302m
- Woodhouse Ckt ClubBus stop369m
- North Hill RoadBus stop446m
Most reported crime locally
- Violence & Sexual Offences1,714 reports36%
- Vehicle Crime503 reports11%
- Anti-social Behaviour367 reports8%
- Other Theft360 reports8%
Go deeper on the local area
A Local Area report breaks down crime, transport links, schools and air quality in depth.
Road noise across the postcode
Modelled day and night-time noise levels around LS6 2EY from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
52.1dB
Night-time· 23:00 – 07:00
42.1dB
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
Get a survey for this property
Level 3 Building Survey
Early 20th centurySemi-Detached HouseEPC CExtended multiple times (2+ extensions)
Because the property has been extended more than once, we believe a Level 3 building survey should be considered.
From £885 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
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Start your researchHow to read this page
Where every figure above comes from, how current it is and what it can't tell you.
- How the estimate is made
- The estimate for 15 Cliff Road Gardens is modelled from its 74 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in LS6 2EY. It is an automated estimate, not a survey or mortgage valuation: condition, layout and improvements that aren't on record can move the real figure either way.
- Where sold prices come from
- Sold prices are HM Land Registry Price Paid Data, which covers residential sales in England and Wales since 1995. 1 sale is recorded for 15 Cliff Road Gardens. Sales normally appear two to three months after completion, so the most recent ones take time to show up anywhere.
- Reading the EPC
- Energy Performance Certificates rate homes from A (most efficient) to G and last 10 years. The latest one for 15 Cliff Road Gardens was lodged in February 2016 at band C and expired in February 2026, so a new one is needed to sell or let. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 1 application is matched to 15 Cliff Road Gardens. Councils sometimes file applications under a different address format, and applications on neighbouring land aren't listed here; the report covers both.
- Area figures
- Crime is police-recorded street-level data over the last 15 months, which places each incident at an approximate point. The 41 schools and 30 stops listed are measured in a straight line from LS6 2EY, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 15 Cliff Road Gardens is in council tax band A. Bands are set by the Valuation Office Agency from historic values (1 April 1991 in England, 1 April 2003 in Wales), not today's price; the amount you pay depends on the council's rate for the band.
Common questions
The questions buyers, sellers and homeowners most often ask about 15 Cliff Road Gardens, Leeds, LS6 2EY. Each answer is also embedded as structured data for search engines.
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- Every home in LS6 2EYSold prices, values and energy ratings for the postcode
- LS 6 property marketPrices, postcodes, schools and transport across the district
- 15 Cliff Road Gardens, Leeds valuationHow the estimate is built and what moves it
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