2 Cliff Side Gardens, Leeds, LS6 2HA
About 2 Cliff Side Gardens
2 Cliff Side Gardens is a three-bedroom semi-detached house in Leeds (LS6 2HA). It has a recorded floor area of 80 m² (around 861 sq ft), construction records dating it to 1930-1949 and council tax band B. The latest certificate (November 2015) shows a C (score 74). The recommended improvements would push it to B (score 85). The latest certificate is from November 2015, so improvements made since then won't be reflected. Records show the property has been extended at some point in its history. The home occupies a cul-de-sac position.
4 planning records sit against the property, 3 approved, 0 refused. Past consents include an extension, meaningful when judging how the property has evolved. Its energy rating outperforms most of the postcode (better than 75% of similar EPCs). Across 1995–2020, sale prices on this property compounded at 6.3% per year. Today's modelled estimate of £315,000 is 34% above the 2020 sale price. On a £-per-square-foot basis, the last sale (£273/sq ft) was about 42.8% above the typical sold price in the postcode. Most recent transfer: October 2020 at £235,000.
Know exactly what you're buying at 2 Cliff Side 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
- Bedrooms3
- Bathrooms2
- Dining roomYes
- CloakroomYes
- EnsuiteYes
- StudyYes
Outside
- Private gardenYes
- GarageDetached
- Cul-de-sacYes
Building
- Previously extendedYes
Energy performance
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 24 Nov 2025
EPC Rating
Planning history
Multiple extension applications run across more than a decade of planning history at 2 Cliff Side Gardens.
- Dec 2023FullIn report
Amendment to previous approval 23/01920/FU to amend materials at first floor
- Documents
- 5 docs on file
- Reference
- 23/06405/FU
- May 2023ExtensionFullIn report
Extension: Part single, part two storey · Side and rear of property
Part single storey part first floor side/rear extension
- Documents
- 5 docs on file
- Reference
- 23/01920/FU
We flagged 1 thing worth checking at 2 Cliff Side 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
2 Cliff Side Gardens has more than quadrupled in price since its earliest registered sale in 1995.
£315,000
Modelled from EPC, postcode comparables and a sale-price growth of 6.3% per year over 25 years.
£235,000
Growth on file: 6.3% per year over 25 years.
Sales timeline
15 October 2020Most recent
£235,000
+48.7%over 10 years22 October 2009
£158,000
-3.7%over 3 years21 September 2006
£163,995
+57.1%over 4 years25 July 2002
£104,400
+108.8%over 7 years25 May 1995
£50,000
Median price across the last 5 sales in LS6 2HA: £232,500 (2025–2022).
Nearby sales in LS6 2HA
Everything we know about 2 Cliff Side 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 Side Gardens homes
On epc rating, 2 Cliff Side Gardens stands well clear of the street.
Price per m²
£2,938
Street avg £2,714
Floor Area
80 m²
Street avg 76 m²
Habitable Rooms
6 rooms
Street avg 5 rooms
CO₂ Emissions
2.6 t/year
Street avg 3.7 t/year
Similar properties nearby
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1 Brodrick Court
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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
Ridge Grove — bus stop.
Closest school
0.1 km
Leeds City Academy. 40 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
42.0dB