Model valuation£417,0008 Busby Close
Local market context
16 Cliff Side Gardens, Leeds, LS6 2HA
3 sales on record
Estimated value
£267,000
- Since the 2022 sale (£238,750)+12%
- Against LS6 2HA's recent median (£232,500)+15%
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
End terrace
Habitable rooms
5
From EPC
Floor area
69 m²
743 sq ft
Energy rating
D
Score 62
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
£267,000
- Against its 2022 sale (£238,750)+12%
- Against LS6 2HA's recent median (£232,500)+15%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 16 Cliff Side Gardens is modelled from its 69 m² EPC floor area, its 3 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
69 m² from the EPC lodged in May 2019
Sales of this home
3 sales recorded, the latest in 2022
Recent sales in LS6 2HA
5 sales, median £232,500 (2025–2022)
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 | 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.
The latest sale landed in the post-pandemic price surge — useful context when reading the figure.
Sales timeline
7 April 2022Most recent
£238,750
+37.4%over 5 years22 June 2016
£173,750
+1.0%over 6 years22 December 2009
£172,000
Median price across the last 5 sales in LS6 2HA: £232,500 (2025–2022).
Nearby sales in LS6 2HA
What this page doesn't show
1 potential issue has already been flagged for 16 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
- 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 16 Cliff Side Gardens
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
16 Cliff Side Gardens is an end-of-terrace house in Leeds (LS6 2HA). It has a recorded floor area of 69 m² (around 743 sq ft), construction records dating it to 1950-1966 and council tax band B. The latest certificate (May 2019) 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 December 2008. Between certificates, lighting went from Good to Very Good; while window efficiency dropped from Good to Average. The recommended improvements would lift it to B (score 83), a 2-band jump.
Across 2009–2022, sale prices on this property compounded at 2.7% per year. Today's modelled estimate of £267,000 is 11.8% above the 2022 sale price. On a £-per-square-foot basis, the last sale (£321/sq ft) was about 74.1% above the typical sold price in the postcode. Most recent transfer: April 2022 at £238,750. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.
Before you decide
Everything you need to know about 16 Cliff Side Gardens
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
One time fee only - money back guarantee
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.
Current Certificate(1 of 2)
May 2019
EPC Rating
A
B
C
D
D62
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
3.7 t/year
Occupancy
Rented
Certificate validity
Valid until 26 May 2029
Property Improvements
Changes detected from historical EPC data
May 2019from Dec 2008
Low Energy Lighting
45%100%
More low energy lighting installed
Planning history
Applications and permits filed against 16 Cliff Side Gardens, Leeds, LS6 2HA, sourced from the PlanIt planning register.
16 Cliff Side Gardens 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 Side Gardens homes
Four headline reads against 12 similar houses on this street, drawn from the latest EPC and Land Registry data.
On price per m², 16 Cliff Side Gardens stands well clear of the street.
Price per m²
£3,460
Street avg £2,667
Floor Area
69 m²
Street avg 77 m²
Habitable Rooms
5 rooms
Street avg 5 rooms
CO₂ Emissions
3.7 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 centuryEnd-Terrace HouseEPC D
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.
From £545 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
Property research, connected
Get up to date data on unlimited properties per month
Explore sale histories, valuations, energy ratings and local areas. Ask the assistant to connect the details and take your research further.
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 16 Cliff Side Gardens is modelled from its 69 m² EPC floor area, its 3 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. 3 sales are recorded for 16 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 16 Cliff Side Gardens was lodged in May 2019 at band D and is valid until May 2029. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. None is matched to 16 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
- 16 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 16 Cliff Side Gardens, Leeds, LS6 2HA. Each answer is also embedded as structured data for search engines.
Know this home? Think our valuation is wrong?
Leave a note for other visitors about work done or anything the records miss, and say what you think it's worth. It takes about two minutes.
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
- 16 Cliff Side Gardens, Leeds valuationHow the estimate is built and what moves it
- UK house price mapExplore prices by district, year by year
- Report on another addressLook up any home in England and Wales