Model valuation£417,0008 Busby Close
Local market context
21 Cliff Mount, Leeds, LS6 2HP
3 sales on record2 planning records
Estimated value
£246,000
- Since the 2022 sale (£365,000)-33%
- Against LS6 2HP's recent median (£325,000)-24%
Newest record on this page: November 2024. 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
111 m²
1195 sq ft
Energy rating
D
Score 61
Council tax
Band A
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
£246,000
- Against its 2022 sale (£365,000)-33%
- Against LS6 2HP's recent median (£325,000)-24%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 21 Cliff Mount is modelled from its 111 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
111 m² from the EPC lodged in November 2016
Sales of this home
3 sales recorded, the latest in 2022
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 of 2 applications | 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.
Price for 21 Cliff Mount has grown more than fourfold since the 1996 starting point.
Sales timeline
30 June 2022Most recent
£365,000
+247.6%over 20 years21 March 2002
£105,000
+75.0%over 5 years5 June 1996
£60,000
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 21 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 21 Cliff Mount
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
21 Cliff Mount is a mid-terrace house in Leeds (LS6 2HP). It has a recorded floor area of 111 m² (around 1195 sq ft), construction records dating it to 1900-1929 and council tax band A. The latest certificate (November 2016) shows a D (score 61), on the cusp of jumping into the C band. The rating has held steady at D across 3 certificates since December 2008. Between certificates, lighting went from Poor to Good. The recommended improvements would lift it to B (score 86), a 2-band jump.
Across 1996–2022, sale prices on this property compounded at 7.2% per year. Today's modelled estimate of £246,000 is 32.6% below the 2022 sale of £365,000, an unusual pattern given regional price growth and worth checking against the EPC condition. On a £-per-square-foot basis, the last sale (£305/sq ft) was about 175.1% above the typical sold price in the postcode. 2 planning records sit against the property, 1 approved, 1 refused. Past consents include HMO conversion, meaningful when judging how the property has evolved. Sold June 2022 for £365,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.
Before you decide
Everything you need to know about 21 Cliff Mount
The true value, the hidden risks and the full sale history, in one report.
Signs of HMO activity in the area
Pick your report · from £14.99
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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.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 03 Nov 2026
Current Certificate(1 of 3)
Nov 2016
EPC Rating
A
B
C
D
D61
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
5.5 t/year
Occupancy
Rented
Certificate validity
Expired on 3 November 2026
Property Improvements
Changes detected from historical EPC data
Aug 2016from Dec 2008
EPC improved fromD56toE53
Hot Water
Main SystemMain (No Stat)
Hot water system changed
Nov 2016from Aug 2016
EPC improved fromE53toD61
Hot Water
Main (No Stat)Main System
Hot water system upgraded
Low Energy Lighting
23%65%
More low energy lighting installed
Planning history
Applications and permits filed against 21 Cliff Mount, Leeds, LS6 2HP, sourced from the PlanIt planning register.
A HMO conversion application was refused at 21 Cliff Mount in 2022.
2 applications on record at 21 Cliff Mount, Leeds, LS6 2HP
2decisions3documents114nearby
Flagged:RetrospectiveHMO conversion
- Sept 2022HMOAmendmentOutcome in report
Certificate of Existing Lawful Development for Use as a House in Multiple Occupation (C4 use)
- Documents
- 1 doc on file
- Reference
- 22/05464/CLE
- More recent applications — locked
- HMONov 2022Decision
Unlock 21 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 (2 on record)
- All 2 applications on this property in full, plus 114 notable nearby
- The 3 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.
On price per m², 21 Cliff Mount stands well clear of the street.
Price per m²
£3,288
Street avg £1,852
Floor Area
111 m²
Street avg 135 m²
Habitable Rooms
6 rooms
Street avg 7 rooms
CO₂ Emissions
5.5 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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Start your researchHow to read this page
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 21 Cliff Mount is modelled from its 111 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 21 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 21 Cliff Mount was lodged in November 2016 at band D and expired in November 2026, so a new one is needed to sell or let. 3 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 2 applications are matched to 21 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
- 21 Cliff Mount is in council tax band A. 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 21 Cliff Mount, Leeds, LS6 2HP. Each answer is also embedded as structured data for search engines.
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