Model valuation£417,0008 Busby Close
Local market context
14 Cliff Side Gardens, Leeds, LS6 2HA
5 sales on record2 planning records
Estimated value
£256,000
- Since the 2023 sale (£257,000)0%
- Against LS6 2HA's recent median (£215,000)+19%
Newest record on this page: September 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Mid terrace
Habitable rooms
5
From EPC
Floor area
101 m²
1087 sq ft
Energy rating
C
Score 72
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
£256,000
- Against its 2023 sale (£257,000)0%
- Against LS6 2HA's recent median (£215,000)+19%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 14 Cliff Side Gardens is modelled from its 101 m² EPC floor area, its 5 recorded sales and recent sales of comparable homes in LS6 2HA. 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
101 m² from the EPC lodged in September 2023
Sales of this home
5 sales recorded, the latest in 2023
Recent sales in LS6 2HA
5 sales, median £215,000 (2025–2021)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: September 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.
Latest sale on 14 Cliff Side Gardens was the highest on Land Registry record across the postcode.
Sales timeline
5 October 2023Most recent
£257,000
-1.2%over 1 year29 June 2022
£260,000
+52.9%over 7 years6 April 2015
£170,000
+12.6%over 10 years27 May 2004
£151,000
+58.9%over 3 years23 March 2001
£95,000
Median price across the last 5 sales in LS6 2HA: £215,000 (2025–2021).
Nearby sales in LS6 2HA
What this page doesn't show
2 potential issues have already been flagged for 14 Cliff Side Gardens, Leeds, LS6 2HA. The detail, evidence and what to ask about it are in the Risks Report.
- Signs of HMO activity in the areaIn report
- A planning decision worth checkingIn 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 14 Cliff Side Gardens
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
14 Cliff Side Gardens is a mid-terrace house in Leeds (LS6 2HA). It has a recorded floor area of 101 m² (around 1087 sq ft), construction records dating it to 1950-1966 and council tax band B. The latest certificate (September 2023) shows a C (score 72). When first surveyed in February 2009 the rating was D, the property has climbed 1 band since. Between certificates, wall efficiency dropped from Average to Poor and window efficiency dropped from Good to Average. The recommended improvements would push it to B (score 82).
At 101 m² the property is well over the postcode median (75 m² across 12 EPCs), placing it in the larger end of the local stock. Its energy rating outperforms most of the postcode (better than 75% of similar EPCs). Last sale on file: £257,000 in October 2023. Across the public record there are 5 sales, relatively high churn for a single property. 2 planning records sit against the property, 1 approved, 1 refused. Past consents include HMO conversion, meaningful when judging how the property has evolved. Across 2001–2023, sale prices on this property compounded at 4.5% per year. On a £-per-square-foot basis, the last sale (£236/sq ft) was about 24.4% above the typical sold price in the postcode.
Before you decide
Everything you need to know about 14 Cliff Side Gardens
The true value, the hidden risks and the full sale history, in one report.
Signs of HMO activity in the areaA planning decision worth checking
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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(1 of 3)
Sept 2023
EPC Rating
A
B
C
C72
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
3.4 t/year
Occupancy
Rented
Certificate validity
Valid until 27 September 2033
Property Improvements
Changes detected from historical EPC data
Dec 2013from Feb 2009
Heating Controls
Prog + StatProg + TRVs
Heating controls changed
Ventilation
ExtractNatural
Ventilation system changed
Sept 2023from Dec 2013
EPC improved fromD56toC72
Heating Controls
Prog + TRVsFull
Heating controls upgraded for better temperature management
Roof Insulation
UninsulatedWell Insulated
Loft insulation installed or upgraded to 250mm+
Planning history
Applications and permits filed against 14 Cliff Side Gardens, Leeds, LS6 2HA, sourced from the PlanIt planning register.
A a loft conversion application was refused at 14 Cliff Side Gardens in 2024.
2 applications on record at 14 Cliff Side Gardens, Leeds, LS6 2HA
2decisions1extensions12documents114nearby
Flagged:RetrospectiveHMO conversion
- Apr 2024HMOAmendmentOutcome in report
Certificate of Existing Lawful Development for Use as a House in Multiple Occupation (C4 Use)
Retrospective- Documents
- 1 doc on file
- Reference
- 24/01729/CLE
- More recent applications — locked
- Loft ConversionSept 2024Decision
Unlock 14 Cliff Side Gardens, Leeds, LS6 2HA'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 12 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Cliff Side Gardens homes
Four headline reads against 12 similar houses on this street, drawn from the latest EPC and Land Registry data.
Floor Area for 14 Cliff Side Gardens runs comfortably ahead of the street norm.
Price per m²
£2,545
Street avg £2,750
Floor Area
101 m²
Street avg 74 m²
Habitable Rooms
5 rooms
Street avg 5 rooms
CO₂ Emissions
3.4 t/year
Street avg 3.6 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
Ridge Grove — bus stop.
Closest school
0.1 km
Leeds City Academy. 40 schools nearby.
Nearest schools
- Leeds City AcademySecondary147m
- Quarry Mount Primary SchoolPrimary499m
- Alder Tree Primary AcademyPrimary870m
- Brudenell Primary SchoolPrimary931m
Nearest stops
- Ridge GroveBus stop277m
- Woodhouse Cricket ClubBus stop324m
- Woodhouse Ckt ClubBus stop425m
- Sugarwell CourtBus stop443m
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 2HA 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
42.0dB
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
Mid 20th centuryMid-Terrace HouseEPC C
We've checked 10 risk factors against the available data for this property and believe a Level 2 HomeBuyer Report could be a suitable option for you.
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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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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 14 Cliff Side Gardens is modelled from its 101 m² EPC floor area, its 5 recorded sales and recent sales of comparable homes in LS6 2HA. 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 14 Cliff Side 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 14 Cliff Side Gardens was lodged in September 2023 at band C and is valid until September 2033. 3 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 14 Cliff Side 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 40 schools and 30 stops listed are measured in a straight line from LS6 2HA, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 14 Cliff Side Gardens 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 14 Cliff Side Gardens, Leeds, LS6 2HA. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in LS6 2HASold prices, values and energy ratings for the postcode
- LS 6 property marketPrices, postcodes, schools and transport across the district
- 14 Cliff Side Gardens, Leeds valuationHow the estimate is built and what moves it
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