2 Cliff Road Gardens, Leeds, LS6 2EY
About 2 Cliff Road Gardens
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 £316,000 is 18.1% 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.
Know exactly what you're buying at 2 Cliff Road Gardens
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
Recommended upgrades on file would lift this property by multiple EPC bands.
EPC Rating
Property Improvements
Changes detected from historical EPC data
Heating controls upgraded for better temperature management
Windows upgraded, improving insulation
More low energy lighting installed
Planning history
2 Cliff Road Gardens has 2 separate extension applications on the council record.
- Dec 2007ExtensionFullIn report
Extension: Single storey · Side of property
Single storey side extension
- Documents
- 9 docs on file
- Reference
- 07/06684/FU
- Jul 2007ExtensionFullIn report
Extension: Two storey · Side of property
Two storey side extension
- Reference
- 07/03148/FU
We flagged 1 thing worth checking at 2 Cliff Road Gardens
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.
- Signs of HMO activity in the area
30-day money-back guarantee
Sales history & valuation
2 Cliff Road Gardens has more than quadrupled in price since its earliest registered sale in 1995.
£316,000
Modelled from EPC, postcode comparables and a sale-price growth of 7.1% per year over 28 years.
£267,500
Growth on file: 7.1% per year over 28 years.
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
Everything we know about 2 Cliff Road Gardens, in one report
What it's really worth, what could be wrong, and the planning, sales and area data in full.
What we flagged
- Signs of HMO activity in the area
Versus other Cliff Road Gardens homes
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
Similar properties nearby
The neighbourhood at a glance
Crime
5/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.
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
52.1dB
Night-time· 23:00 – 07:00
42.1dB