11 Cliff Mount, Leeds, LS6 2HP
About 11 Cliff Mount
11 Cliff Mount is a seven-bedroom mid-terrace house in Leeds (LS6 2HP). It has a recorded floor area of 173 m² (around 1862 sq ft), construction records dating it to 1900-1929 and council tax band B. The latest certificate (January 2019) shows a D (score 62), on the cusp of jumping into the C band. When first surveyed in November 2008 the rating was E, the property has climbed 1 band since. Between certificates, lighting went from Poor 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.
Untraded for 24 years, with the last transfer in June 2002. At 173 m² the property is well over the postcode median (118 m² across 39 EPCs), placing it in the larger end of the local stock. 7 bedrooms is on the larger side for this postcode, where 3 is the typical count. Across 1996–2002, sale prices on this property compounded at 13.6% per year. Today's modelled estimate of £317,000 sits 164.2% above the 2002 sale of £120,000. On a £-per-square-foot basis, the last sale (£64/sq ft) was about 43.9% below the postcode norm. 2 planning records sit against the property, 2 approved, 0 refused. Past consents include HMO conversion, meaningful when judging how the property has evolved.
Know exactly what you're buying at 11 Cliff Mount
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
- Bedrooms7
- Bathrooms2
- Dining roomYes
- EnsuiteYes
Energy performance
11 Cliff Mount's carbon output runs well above what efficient homes in the postcode produce.
EPC Rating
Property Improvements
Changes detected from historical EPC data
More low energy lighting installed
Planning history
- Jan 2025HMOAmendmentIn report
Certificate of Existing Lawful Development for use as Seven Person Large House in Multiple Occupation (HMO) (sui generis).
Retrospective- Documents
- 2 docs on file
- Reference
- 24/06891/CLE
- Apr 2009FullIn report
Enlarged dormer window to front(Enlargement of dormer window to rear is Permitted Development)
- Agent
- P S Riyat And Associates
- Documents
- 6 docs on file
- Reference
- 09/00862/FU
We flagged 1 thing worth checking at 11 Cliff Mount
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
30-day money-back guarantee
Sales history & valuation
11 Cliff Mount has more than doubled in price since the earliest registered sale in 1996.
£317,000
Modelled from EPC, postcode comparables and a sale-price growth of 13.6% per year over 6 years.
£120,000
Growth on file: 13.6% per year over 6 years.
Sales timeline
5 June 2002Most recent
£120,000
+106.9%over 5 years17 September 1996
£58,000
Median price across the last 5 sales in LS6 2HP: £325,000 (2024–2023).
Everything we know about 11 Cliff Mount, 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 Mount homes
11 Cliff Mount outperforms the street on habitable rooms by a wide margin.
Price per m²
£694
Street avg £1,999
Floor Area
173 m²
Street avg 133 m²
Habitable Rooms
9 rooms
Street avg 6 rooms
CO₂ Emissions
7.8 t/year
Street avg 6.4 t/year
Similar properties nearby
The neighbourhood at a glance
Crime
5/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.
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
53.0dB
Night-time· 23:00 – 07:00
42.3dB