Model valuation£417,0008 Busby Close
Local market context
Flat A, 23 Cliff Road Gardens, Leeds, LS6 2EY
Estimated value
£374,000
- Since the 2017 sale (£700,000)-47%
- Against LS6 2EY's recent median (£255,500)+46%
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
Floor Ground
Habitable rooms
9
From EPC
Floor area
161 m²
1733 sq ft
Energy rating
C
Score 70
Council tax
Band B
Tenure
Private Rental
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
£374,000
- Against its 2017 sale (£700,000)-47%
- Against LS6 2EY's recent median (£255,500)+46%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Flat A is modelled from its 161 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
161 m² from the EPC lodged in November 2018
Sales of this home
1 sale recorded, the latest in 2017
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 | None on this home | 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.
Latest sale on Flat A was the highest on Land Registry record across the postcode.
Sales timeline
27 April 2017Most recent
£700,000
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 Flat A, 23 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 Flat A
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Flat A is a semi-detached house in Leeds (LS6 2EY). It has a recorded floor area of 161 m² (around 1733 sq ft), construction records dating it to 1900-1929 and council tax band B. The latest certificate (November 2018) shows a C (score 70).
Today's modelled estimate of £374,000 is 46.6% below the 2017 sale of £700,000, an unusual pattern given regional price growth and worth checking against the EPC condition. On a £-per-square-foot basis, the last sale (£404/sq ft) was about 89.1% above the typical sold price in the postcode. At 161 m² the property is well over the postcode median (58 m² across 21 EPCs), placing it in the larger end of the local stock. Its energy rating outperforms most of the postcode (better than 76% of similar EPCs). Last changed hands 9 years ago, in April 2017.
Before you decide
Everything you need to know about Flat A
The true value, the hidden risks and the full sale history, in one report.
Signs of HMO activity in the area
Pick your report · from £14.99
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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.
Current Certificate
Nov 2018EPC Rating
A
B
C
C70
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
5.5 t/year
Occupancy
Rented
Certificate validity
Valid until 5 November 2028
Planning history
Applications and permits filed against Flat A, 23 Cliff Road Gardens, Leeds, LS6 2EY, sourced from the PlanIt planning register.
Flat A has no planning applications on record.
114
But the area is active
114 notable applications nearby — larger schemes and conversions that could reshape the street. The report maps them all.
Versus other Cliff Road Gardens homes
Four headline reads against 4 similar flats on this street, drawn from the latest EPC and Land Registry data.
Habitable Rooms for Flat A runs comfortably ahead of the street norm.
EPC Rating
70 (C)
Street avg 67 (D)
Floor Area
161 m²
Street avg 106 m²
CO₂ Emissions
5.5 t/year
Street avg 4.6 t/year
Habitable Rooms
9 rooms
Street avg 4 rooms
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
Victorian-eraGround Floor FlatEPC CPre-1919 build
Because the property was built before 1919, we believe a Level 3 building survey should be considered.
From £955 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£192k
22a, Flat 3, Otley Road
LS6 2AD
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£187k
22a, Flat 2, Otley Road
LS6 2AD
Flat
£178k
16c, Flat 2, Hartley Avenue
LS6 2LP
Flat
£174k
1 6, Flat 1, Ashfield Park
LS6 2QT
Flat
£169k
22a, Flat 4, Otley Road
LS6 2AD
Flat
£165k
22a, Flat 1, Otley Road
LS6 2AD
Flat
£149k
16c, Flat 1, Hartley Avenue
LS6 2LP
Flat
£149k
2b, Flat 1, Wood Lane, Headingley
LS6 2AE
Flat
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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 Flat A is modelled from its 161 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 Flat A. 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 Flat A was lodged in November 2018 at band C and is valid until November 2028. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. None is matched to Flat A. 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
- Flat A is in council tax band B. 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 Flat A, 23 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
- Flat A, 23 Cliff Road Gardens, Leeds valuationHow the estimate is built and what moves it
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