Model valuation£417,0008 Busby Close
Local market context
21 Cliff Road Gardens, Leeds, LS6 2EY
1 planning record
Estimated value
£220,000
- Since the 2001 sale (£66,000)+233%
- Against LS6 2EY's recent median (£255,500)-14%
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
Bedrooms
2
Floor area
65 m²
700 sq ft
Energy rating
D
Score 59
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
£220,000
- Against its 2001 sale (£66,000)+233%
- Against LS6 2EY's recent median (£255,500)-14%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 21 Cliff Road Gardens is modelled from its 65 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
65 m² from the EPC lodged in May 2012
Sales of this home
1 sale recorded, the latest in 2001
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.
21 Cliff Road Gardens's estimated value is more than triple its earliest registered sale price (2001).
Sales timeline
21 February 2001Most recent
£66,000
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 21 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 21 Cliff Road Gardens
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
21 Cliff Road Gardens is a two-bedroom semi-detached house in Leeds (LS6 2EY). It has a recorded floor area of 65 m² (around 700 sq ft), construction records dating it to 1930-1949 and council tax band A. The latest certificate (May 2012) shows a D (score 59), a step below the typical UK home. The recommended improvements would lift it to B (score 87), a 2-band jump. The latest certificate is from May 2012, so improvements made since then won't be reflected.
It hasn't traded since February 2001, a hold of 25 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 £220,000 sits 233.3% above the 2001 sale of £66,000. On a £-per-square-foot basis, the last sale (£94/sq ft) was about 55.9% below the postcode norm. One planning record on file: tree works approved in 2022. Past consents include tree works, meaningful when judging how the property has evolved.
What this property has
Pulled from EPC certificates, claim submissions and our property model. Empty categories are hidden — we only show what's known.
Inside
- Bedrooms2
- Dining roomYes
Outside
- Private gardenYes
- ParkingOff road
Building
- Heating systemGas
- RefurbishedYes
Before you decide
Everything you need to know about 21 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.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 14 May 2022
Current Certificate
May 2012EPC Rating
A
B
C
D
D59
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Poor
Windows
Good
CO2 Emissions
3.5 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 14 May 2022
Planning history
Applications and permits filed against 21 Cliff Road Gardens, Leeds, LS6 2EY, sourced from the PlanIt planning register.
1 application on record at 21 Cliff Road Gardens, Leeds, LS6 2EY
1decisions5documents114nearby
- Jan 2022Tree WorksTreesOutcome in report
T1 Sycamore - Remove the lower Epicormic growth and the overhanging branch marked in the attached photo T2 Sycamore - Crown lift by 1.5m and draw back the upper canopy from over the property by 1.5m
- Documents
- 5 docs on file
- Reference
- 21/06703/TR
Unlock 21 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 5 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.
21 Cliff Road Gardens is notably below the street on price per m².
Price per m²
£1,015
Street avg £3,169
Floor Area
65 m²
Street avg 60 m²
Habitable Rooms
4 rooms
Street avg 4 rooms
CO₂ Emissions
3.5 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 2 HomeBuyer Report
Early 20th centurySemi-Detached HouseEPC D
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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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1 Coniston Avenue
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1 Beulah View
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1 Cliff Side Gardens
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3 bed1 bath
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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 21 Cliff Road Gardens is modelled from its 65 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 21 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 21 Cliff Road Gardens was lodged in May 2012 at band D and expired in May 2022, so a new one is needed to sell or let. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 1 application is matched to 21 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
- 21 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 21 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
- 21 Cliff Road Gardens, Leeds valuationHow the estimate is built and what moves it
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