9 Cliff Road Gardens, Leeds, LS6 2EY
About 9 Cliff Road Gardens
9 Cliff Road Gardens is a two-bedroom semi-detached house in Leeds (LS6 2EY). It has a recorded floor area of 53 m² (around 570 sq ft), construction records dating it to 1930-1949 and council tax band A. Tenure is freehold. The latest certificate (October 2020) shows a D (score 62), on the cusp of jumping into the C band. The rating has held steady at D across 2 certificates since July 2010. Between certificates, lighting went from Average to Very Good; while roof efficiency dropped from Average to Very Poor. The recommended improvements would lift it to B (score 82), a 2-band jump. Other recorded features include a conservatory. Period features are noted in the property record. The home occupies a cul-de-sac position.
It hasn't traded since July 2006, a hold of 20 years that's notably long for the area. Across 1996–2006, sale prices on this property compounded at 11.4% per year. Today's modelled estimate of £214,000 sits 86.1% above the 2006 sale of £115,000. At 53 m² it's 15.9% smaller than the typical home in the postcode (63 m² median across 21 EPCs). One historical planning record sits against the property in 2025.
Know exactly what you're buying at 9 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
What this property has
Inside
- Bedrooms2
- Bathrooms1
- Dining roomYes
- ConservatoryYes
Outside
- GarageYes
- Cul-de-sacYes
Building
- TenureFreehold
- Period featuresYes
Energy performance
Recommended upgrades on file would lift this property by multiple EPC bands.
EPC Rating
Property Improvements
Changes detected from historical EPC data
More low energy lighting installed
Planning history
- Jan 2025Tree WorksTreesIn report
T1 Ash: Remove to ground level.
- Documents
- 5 docs on file
- Reference
- 25/00107/TR
We flagged 1 thing worth checking at 9 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
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Sales history & valuation
Sale price has at least doubled since 1996.
£214,000
Modelled from EPC, postcode comparables and a sale-price growth of 11.4% per year over 10 years.
£115,000
Growth on file: 11.4% per year over 10 years.
Sales timeline
13 July 2006Most recent
£115,000
+93.3%over 6 years23 May 2000
£59,500
+52.6%over 3 years27 June 1996
£39,000
Median price across the last 5 sales in LS6 2EY: £255,500 (2025–2021).
Nearby sales in LS6 2EY
Everything we know about 9 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
On habitable rooms, 9 Cliff Road Gardens runs well behind the street norm.
Price per m²
£2,170
Street avg £3,092
Floor Area
53 m²
Street avg 60 m²
Habitable Rooms
3 rooms
Street avg 4 rooms
CO₂ Emissions
3.1 t/year
Street avg 3.1 t/year
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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