Model valuation£417,0008 Busby Close
Local market context
10 Cliff Mount, Leeds, LS6 2HP
3 sales on record1 planning record
Estimated value
£260,000
- Since the 2013 sale (£95,000)+174%
- Against LS6 2HP's recent median (£325,000)-20%
Newest record on this page: May 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Mid terrace
Habitable rooms
6
From EPC
Floor area
126 m²
1356 sq ft
Energy rating
D
Score 66
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
£260,000
- Against its 2013 sale (£95,000)+174%
- Against LS6 2HP's recent median (£325,000)-20%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 10 Cliff Mount is modelled from its 126 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in LS6 2HP. 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
126 m² from the EPC lodged in May 2026
Sales of this home
3 sales recorded, the latest in 2013
Recent sales in LS6 2HP
5 sales, median £325,000 (2024–2023)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: November 2024 | 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.
10 Cliff Mount saw 3 transfers in just over a decade — high turnover for the postcode.
Sales timeline
1 October 2013Most recent
£95,000
-41.4%over 6 years15 October 2006
£162,000
+12.5%over 2 years18 April 2004
£144,000
Median price across the last 5 sales in LS6 2HP: £325,000 (2024–2023).
What this page doesn't show
1 potential issue has already been flagged for 10 Cliff Mount, Leeds, LS6 2HP. 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 10 Cliff Mount
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
10 Cliff Mount is a mid-terrace house in Leeds (LS6 2HP). It has a recorded floor area of 126 m² (around 1356 sq ft), construction records dating it to 1900-1929 and council tax band B. The latest certificate (May 2026) shows a D (score 66), on the cusp of jumping into the C band. When first surveyed in July 2013 the rating was G, the property has climbed 3 bands since. Between certificates, roof efficiency went from Very Poor to Average, hot-water efficiency went from Very Poor to Good and lighting went from Average to Very Good; while window efficiency dropped from Average to Poor. The recommended improvements would push it to C (score 79). This certificate was lodged in the last six months, so the rating reflects current condition.
Across 2004–2013, sale prices on this property compounded at -4.3% per year. Today's modelled estimate of £260,000 sits 173.7% above the 2013 sale of £95,000. On a £-per-square-foot basis, the last sale (£70/sq ft) was about 36.9% below the postcode norm. One planning record on file: HMO conversion approved in 2015. Past consents include HMO conversion, meaningful when judging how the property has evolved. Last changed hands 13 years ago, in October 2013.
Before you decide
Everything you need to know about 10 Cliff Mount
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.
The EPC has just been inspected, so the rating reflects current condition.
Current Certificate(1 of 3)
May 2026
EPC Rating
A
B
C
D
D66
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Poor
CO2 Emissions
5.0 t/year
Occupancy
Rented
Certificate validity
Valid until 20 May 2036
Property Improvements
Changes detected from historical EPC data
Jul 2014from Jul 2013
EPC improved fromG5toD60
Heating System
Room HeatersGas Boiler
Upgraded to gas central heating
Hot Water
ImmersionMain System
Hot water system upgraded
Low Energy Lighting
33%100%
More low energy lighting installed
May 2026from Jul 2014
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 10 Cliff Mount, Leeds, LS6 2HP, sourced from the PlanIt planning register.
1 application on record at 10 Cliff Mount, Leeds, LS6 2HP
1decisions11documents114nearby
Flagged:HMO conversion
- Nov 2015HMOAmendmentOutcome in report
Certificate of existing lawfulness for use as a C4 HMO (house in multiple occupation)
- Documents
- 11 docs on file
- Reference
- 15/04892/CLE
Unlock 10 Cliff Mount, Leeds, LS6 2HP'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 11 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Cliff Mount homes
Four headline reads against 37 similar houses on this street, drawn from the latest EPC and Land Registry data.
Price per m² for 10 Cliff Mount lags the street by a wide margin.
Price per m²
£754
Street avg £1,957
Floor Area
126 m²
Street avg 134 m²
Habitable Rooms
6 rooms
Street avg 7 rooms
CO₂ Emissions
5.0 t/year
Street avg 6.3 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
0.2 km
Woodhouse Street — bus stop.
Closest school
0.1 km
Leeds City Academy. 44 schools nearby.
Nearest schools
- Leeds City AcademySecondary149m
- Quarry Mount Primary SchoolPrimary226m
- Notre Dame Catholic Sixth Form College16 plus698m
- Brudenell Primary SchoolPrimary943m
Nearest stops
- Woodhouse StreetBus stop192m
- Hyde Prk CornerBus stop337m
- Hyde Park CornerBus stop340m
- Sugarwell CourtBus stop409m
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 2HP from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
53.0dB
Night-time· 23:00 – 07:00
42.3dB
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-eraMid-Terrace HouseEPC DPre-1919 buildSolid (non-cavity) walls
Because the property was built before 1919 and has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
From £885 · Includes VAT
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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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 10 Cliff Mount is modelled from its 126 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in LS6 2HP. 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 10 Cliff Mount. 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 10 Cliff Mount was lodged in May 2026 at band D and is valid until May 2036. 3 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 10 Cliff Mount. 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 44 schools and 30 stops listed are measured in a straight line from LS6 2HP, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 10 Cliff Mount 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 10 Cliff Mount, Leeds, LS6 2HP. Each answer is also embedded as structured data for search engines.
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