16 Cliff Mount, Leeds, LS6 2HP
About 16 Cliff Mount
16 Cliff Mount is a mid-terrace house in Leeds (LS6 2HP). It has a recorded floor area of 108 m² (around 1163 sq ft), construction records dating it to 1900-1929 and council tax band B. The latest certificate (June 2022) shows a D (score 59), a step below the typical UK home. When first surveyed in December 2008 the rating was E, the property has climbed 1 band since. Between certificates, wall efficiency went from Very Poor to Poor and lighting went from Poor to Very Good. The recommended improvements would lift it to B (score 82), a 2-band jump.
Across 1998–2023, sale prices on this property compounded at 8.1% per year. Today's modelled estimate of £249,000 is 23.4% below the 2023 sale of £325,000, running counter to the wider postcode trend, which makes the EPC and condition history especially worth a look. On a £-per-square-foot basis, the last sale (£280/sq ft) was about 144.5% above the typical sold price in the postcode. Sold January 2023 for £325,000. Across the public record there are 5 sales, relatively high churn for a single property. 3 planning records sit against the property, 1 approved, 2 refused. Past consents include HMO conversion, meaningful when judging how the property has evolved.
Know exactly what you're buying at 16 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
Energy performance
Recommended upgrades on file would lift this property by multiple EPC bands.
EPC Rating
Property Improvements
Changes detected from historical EPC data
Heating controls changed
Low energy lighting percentage decreased
Heating controls upgraded for better temperature management
Wall insulation improved
More low energy lighting installed
Planning history
A HMO conversion application was refused at 16 Cliff Mount in 2023.
- Dec 2023HMOAmendmentIn report
Certificate of Existing Lawful Development for Use as a House in Multiple Occupation
- Documents
- 2 docs on file
- Reference
- 23/06231/CLE
- Aug 2023HMOAmendmentIn report
Certificate of Existing Lawful Development for Use as a House in Multiple Occupation
- Documents
- 2 docs on file
- Reference
- 23/03957/CLE
We flagged 1 thing worth checking at 16 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
Price for 16 Cliff Mount has grown more than fourfold since the 1998 starting point.
£249,000
Modelled from EPC, postcode comparables and a sale-price growth of 8.1% per year over 25 years.
£325,000
Growth on file: 8.1% per year over 25 years.
Sales timeline
20 January 2023Most recent
£325,000
+107.0%over 10 years23 February 2012
£157,000
+423.4%over 5 years19 October 2006
£29,995
-70.3%over 1 year28 June 2005
£101,000
+110.4%over 6 years13 July 1998
£48,000
Median price across the last 5 sales in LS6 2HP: £325,000 (2024–2022).
Everything we know about 16 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
Price per m² for 16 Cliff Mount runs comfortably ahead of the street norm.
Price per m²
£3,009
Street avg £1,898
Floor Area
108 m²
Street avg 134 m²
Habitable Rooms
5 rooms
Street avg 7 rooms
CO₂ Emissions
5.7 t/year
Street avg 6.5 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