Model valuation£417,0008 Busby Close
Local market context
2 Cliff Road Gardens, Leeds, LS6 2EY
5 sales on record2 planning records
Estimated value
£299,000
- Since the 2023 sale (£267,500)+12%
- Against LS6 2EY's recent median (£237,000)+26%
Newest record on this page: June 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
85 m²
915 sq ft
Energy rating
D
Score 67
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
£299,000
- Against its 2023 sale (£267,500)+12%
- Against LS6 2EY's recent median (£237,000)+26%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 2 Cliff Road Gardens is modelled from its 85 m² EPC floor area, its 5 recorded sales 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
85 m² from the EPC lodged in November 2022
Sales of this home
5 sales recorded, the latest in 2023
Recent sales in LS6 2EY
5 sales, median £237,000 (2025–2020)
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 of 2 applications | 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.
2 Cliff Road Gardens has more than quadrupled in price since its earliest registered sale in 1995.
Sales timeline
22 June 2023Most recent
£267,500
+22.7%over 6 years8 February 2017
£218,000
+46.3%over 10 years4 September 2006
£149,000
+105.5%over 6 years17 October 1999
£72,500
+83.5%over 4 years26 September 1995
£39,500
Median price across the last 5 sales in LS6 2EY: £237,000 (2025–2020).
Nearby sales in LS6 2EY
What this page doesn't show
1 potential issue has already been flagged for 2 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 2 Cliff Road Gardens
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
2 Cliff Road Gardens is a semi-detached house in Leeds (LS6 2EY). It has a recorded floor area of 85 m² (around 915 sq ft), construction records dating it to 1930-1949 and council tax band A. The latest certificate (November 2022) shows a D (score 67), on the cusp of jumping into the C band. The rating has held steady at D across 2 certificates since November 2012. Between certificates, lighting went from Good to Very Good. The recommended improvements would lift it to B (score 82), a 2-band jump.
At 85 m² the property is well over the postcode median (58 m² across 21 EPCs), placing it in the larger end of the local stock. 2 planning records sit against the property, 1 approved, 1 refused. Past consents include an extension, meaningful when judging how the property has evolved. Across 1995–2023, sale prices on this property compounded at 7.1% per year. Today's modelled estimate of £299,000 is 11.8% above the 2023 sale price. On a £-per-square-foot basis, the last sale (£292/sq ft) was about 36.8% above the typical sold price in the postcode. Sold June 2023 for £267,500.
Before you decide
Everything you need to know about 2 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.
Recommended upgrades on file would lift this property by multiple EPC bands.
Current Certificate(1 of 2)
Nov 2022
EPC Rating
A
B
C
D
D67
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
3.6 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 24 November 2032
Property Improvements
Changes detected from historical EPC data
Nov 2022from Nov 2012
Heating Controls
Prog + TRVsFull
Heating controls upgraded for better temperature management
Windows
Partial DoubleFull Double
Windows upgraded, improving insulation
Low Energy Lighting
67%93%
More low energy lighting installed
Planning history
Applications and permits filed against 2 Cliff Road Gardens, Leeds, LS6 2EY, sourced from the PlanIt planning register.
2 Cliff Road Gardens has 2 separate extension applications on the council record.
2 applications on record at 2 Cliff Road Gardens, Leeds, LS6 2EY
2decisions2extensions9documents114nearby
- Jul 2007ExtensionFullOutcome in report
Extension: Two storey · Side of property
Two storey side extension
- Reference
- 07/03148/FU
- More recent applications — locked
- ExtensionDec 2007Decision
Unlock 2 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 (2 on record)
- All 2 applications on this property in full, plus 114 notable nearby
- The 9 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.
2 Cliff Road Gardens outperforms the street on floor area by a wide margin.
Price per m²
£3,147
Street avg £3,027
Floor Area
85 m²
Street avg 58 m²
Habitable Rooms
5 rooms
Street avg 4 rooms
CO₂ Emissions
3.6 t/year
Street avg 3.1 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 DExtended 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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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 2 Cliff Road Gardens is modelled from its 85 m² EPC floor area, its 5 recorded sales 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. 5 sales are recorded for 2 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 2 Cliff Road Gardens was lodged in November 2022 at band D and is valid until November 2032. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 2 applications are matched to 2 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
- 2 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 2 Cliff Road Gardens, Leeds, LS6 2EY. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in LS6 2EYSold prices, values and energy ratings for the postcode
- LS 6 property marketPrices, postcodes, schools and transport across the district
- 2 Cliff Road Gardens, Leeds valuationHow the estimate is built and what moves it
- UK house price mapExplore prices by district, year by year
- Report on another addressLook up any home in England and Wales