Model valuation£417,0008 Busby Close
Local market context
8 Cliff Side Gardens, Leeds, LS6 2HA
4 sales on record1 planning record
Estimated value
£233,000
- Since the 2023 sale (£215,000)+8%
- Against LS6 2HA's recent median (£238,750)-2%
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
Bedrooms
3
Bathroom
1
Floor area
70 m²
753 sq ft
Energy rating
D
Score 64
Council tax
Band B
Tenure
Freehold
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
£233,000
- Against its 2023 sale (£215,000)+8%
- Against LS6 2HA's recent median (£238,750)-2%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 8 Cliff Side Gardens is modelled from its 70 m² EPC floor area, its 4 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
70 m² from the EPC lodged in November 2022
Sales of this home
4 sales recorded, the latest in 2023
Recent sales in LS6 2HA
5 sales, median £238,750 (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 | 1 application | 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.
8 Cliff Side Gardens has more than quadrupled in price since its earliest registered sale in 1997.
Sales timeline
28 June 2023Most recent
£215,000
+30.3%over 5 years4 July 2017
£164,950
+71.9%over 15 years1 March 2002
£95,950
+139.9%over 4 years26 June 1997
£40,000
Median price across the last 5 sales in LS6 2HA: £238,750 (2025–2022).
Nearby sales in LS6 2HA
What this page doesn't show
1 potential issue has already been flagged for 8 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 8 Cliff Side Gardens
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
8 Cliff Side Gardens is a three-bedroom end-of-terrace house in Leeds (LS6 2HA). It has a recorded floor area of 70 m² (around 753 sq ft), construction records dating it to 1930-1949 and council tax band B. Tenure is freehold. The latest certificate (November 2022) shows a D (score 64), on the cusp of jumping into the C band. When first surveyed in January 2009 the rating was E, the property has climbed 1 band since. Between certificates, roof efficiency went from Very Poor to Average and lighting went from Very Poor to Very Good. The recommended improvements would lift it to B (score 83), a 2-band jump. The home occupies a cul-de-sac position.
Across 1997–2023, sale prices on this property compounded at 6.7% per year. On a £-per-square-foot basis, the last sale (£285/sq ft) was about 50.6% above the typical sold price in the postcode. Last sale on file: £215,000 in June 2023. One historical planning record sits against the property in 2021.
What this property has
Pulled from EPC certificates, claim submissions and our property model. Empty categories are hidden — we only show what's known.
Inside
- Bedrooms3
- Bathrooms1
- Dining roomYes
Outside
- Private gardenSouth-facing
- Cul-de-sacYes
Building
- TenureFreehold
- Central heatingYes
Before you decide
Everything you need to know about 8 Cliff Side Gardens
The true value, the hidden risks and the full sale history, in one report.
Signs of HMO activity in the area
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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.
Recommended upgrades on file would lift this property by multiple EPC bands.
Current Certificate(1 of 2)
Nov 2022
EPC Rating
A
B
C
D
D64
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
3.5 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 21 November 2032
Property Improvements
Changes detected from historical EPC data
Nov 2022from Jan 2009
EPC improved fromE47toD64
Roof Insulation
UninsulatedPartial
Roof insulation improved
Low Energy Lighting
0%100%
More low energy lighting installed
Planning history
Applications and permits filed against 8 Cliff Side Gardens, Leeds, LS6 2HA, sourced from the PlanIt planning register.
1 application on record at 8 Cliff Side Gardens, Leeds, LS6 2HA
1decisions4documents114nearby
- Jul 2021Tree WorksTreesOutcome in report
T1 Horse Chestnut - Remove.
- Documents
- 4 docs on file
- Reference
- 21/05460/TR
Unlock 8 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 (1 on record)
- All 1 application on this property in full, plus 114 notable nearby
- The 4 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.
Price per m² for 8 Cliff Side Gardens runs comfortably ahead of the street norm.
Price per m²
£3,071
Street avg £2,702
Floor Area
70 m²
Street avg 77 m²
Habitable Rooms
5 rooms
Street avg 5 rooms
CO₂ Emissions
3.5 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
Early 20th centuryEnd-Terrace HouseFreeholdEPC 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.
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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.
£263k
1 Coniston Avenue
LS6 2BD
3 bed
£200k
1 Claremont Crescent
LS6 2BL
3 bed
£286k
1 Cliff Side Gardens
LS6 2HA
3 bed1 bath
£182k
1 Beulah View
LS6 2LA
3 bed
£436k
1 Balbec Avenue
LS6 2BB
3 bed1 bath
£194k
1 6, Ashfield Park
LS6 2QT
2 bed2 bath
£193k
1 Cherry Court, Headingley
LS6 2WB
2 bed2 bath
£135k
1 Delph Court
LS6 2HL
2 bed1 bath
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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 8 Cliff Side Gardens is modelled from its 70 m² EPC floor area, its 4 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. 4 sales are recorded for 8 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 8 Cliff Side Gardens was lodged in November 2022 at band D and is valid until November 2032. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 1 application is matched to 8 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
- 8 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 8 Cliff Side Gardens, Leeds, LS6 2HA. Each answer is also embedded as structured data for search engines.
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- Every home in LS6 2HASold prices, values and energy ratings for the postcode
- LS 6 property marketPrices, postcodes, schools and transport across the district
- 8 Cliff Side Gardens, Leeds valuationHow the estimate is built and what moves it
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