21 Cliff Mount, Leeds, LS6 2HP
About 21 Cliff Mount
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 £258,000 is 29.3% 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 167.2% 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.
Know exactly what you're buying at 21 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
Hot water system changed
Hot water system upgraded
More low energy lighting installed
Planning history
A HMO conversion application was refused at 21 Cliff Mount in 2022.
- Nov 2022HMOAmendmentIn report
Certificate of Existing Lawful Development for Use as a House in Multiple Occupation (C4 Use)
Retrospective- Documents
- 2 docs on file
- Reference
- 22/06733/CLE
- Sept 2022HMOAmendmentIn 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
We flagged 1 thing worth checking at 21 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 21 Cliff Mount has grown more than fourfold since the 1996 starting point.
£258,000
Modelled from EPC, postcode comparables and a sale-price growth of 7.2% per year over 26 years.
£365,000
Growth on file: 7.2% per year over 26 years.
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).
Everything we know about 21 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
On price per m², 21 Cliff Mount stands well clear of the street.
Price per m²
£3,288
Street avg £1,886
Floor Area
111 m²
Street avg 134 m²
Habitable Rooms
6 rooms
Street avg 7 rooms
CO₂ Emissions
5.5 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