Model valuation£417,0008 Busby Close
Local market context
20a, Cottage Road, Leeds, LS6 4DD
1 planning record
Estimated value
£321,000
- Against LS6 4DD's recent median (£430,000)-25%
Newest record on this page: March 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Mid terrace
Habitable rooms
5
From EPC
Floor area
130 m²
1399 sq ft
Energy rating
D
Score 61
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
£321,000
- Against LS6 4DD's recent median (£430,000)-25%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 20a is modelled from its 130 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in LS6 4DD. 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
130 m² from the EPC lodged in February 2025
Sales of this home
No sale recorded since 1995
Recent sales in LS6 4DD
5 sales, median £430,000 (2025–2021)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: March 2025 | 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.
20a has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
No sales recorded with HM Land Registry
That can mean the property has never traded since the registry began publishing in 1995, was a new build that hasn't been registered yet, or is held in the same hands long-term.
Median price across the last 5 sales in LS6 4DD: £430,000 (2025–2021).
What this page doesn't show
1 potential issue has already been flagged for 20a, Cottage Road, Leeds, LS6 4DD. 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 20a
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
20a is a mid-terrace house in Leeds (LS6 4DD). It has a recorded floor area of 130 m² (around 1399 sq ft), construction records dating it to 1900-1929 and council tax band B. The latest certificate (February 2025) shows a D (score 61), on the cusp of jumping into the C band. When first surveyed in February 2015 the rating was E, the property has climbed 1 band since. Between certificates, wall efficiency went from Very Poor to Poor, window efficiency went from Poor to Average and lighting went from Very Poor to Very Good. The recommended improvements would push it to C (score 80).
At 130 m² the property is well over the postcode median (67 m² across 36 EPCs), placing it in the larger end of the local stock. One planning record on file: change of use to residential approved in 2016. Past consents include change of use to residential, meaningful when judging how the property has evolved.
Before you decide
Everything you need to know about 20a
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.
20a's carbon output runs well above what efficient homes in the postcode produce.
Current Certificate(1 of 2)
Feb 2025
EPC Rating
A
B
C
D
D61
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
6.4 t/year
Occupancy
Rented
Certificate validity
Valid until 24 February 2035
Property Improvements
Changes detected from historical EPC data
Feb 2025from Feb 2015
EPC improved fromE49toD61
Windows
Partial DoubleFull Double
Windows upgraded, improving insulation
Walls
Very PoorPoor
Wall insulation improved
Low Energy Lighting
0%100%
More low energy lighting installed
Planning history
Applications and permits filed against 20a, Cottage Road, Leeds, LS6 4DD, sourced from the PlanIt planning register.
1 application on record at 20a, Cottage Road, Leeds, LS6 4DD
1decisions16documents12nearby
Flagged:Change of use
- Oct 2016Change of UseFullOutcome in report
Change of use, involving external alterations, of office to form single dwelling (C3)
- Documents
- 16 docs on file
- Reference
- 16/04976/FU
Unlock 20a, Cottage Road, Leeds, LS6 4DD'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 12 notable nearby
- The 16 documents, officer reports & conditions
- What the pattern means for extending or converting here
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One time fee only - money back guarantee
Versus other Cottage Road homes
Four headline reads against 21 similar houses on this street, drawn from the latest EPC and Land Registry data.
On co₂ emissions, 20a runs well behind the street norm.
EPC Rating
61 (D)
Street avg 59 (D)
Floor Area
130 m²
Street avg 106 m²
CO₂ Emissions
6.4 t/year
Street avg 5.4 t/year
Habitable Rooms
5 rooms
Street avg 5 rooms
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
0.1 km
Weetwood Lane Otley Rd — bus stop.
Closest school
0.3 km
Weetwood Primary School. 32 schools nearby.
Nearest schools
- Weetwood Primary SchoolPrimary316m
- Meanwood Church of England Primary SchoolPrimary698m
- Shire Oak VC Primary SchoolPrimary722m
- Spring Bank Primary SchoolPrimary1.2km
Nearest stops
- Weetwood Lane Otley RdBus stop128m
- Weetwood LaneBus stop204m
- St Chads DriveBus stop217m
- St Anne's RoadBus stop314m
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 4DD from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
51.3dB
Night-time· 23:00 – 07:00
41.1dB
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 build
Because the property was built before 1919, we believe a Level 3 building survey should be considered.
From £955 · 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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LS6 4RH
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1 Alder Mews, Alder Hill Avenue
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2 bed1 bath
£349k
1 Castle Grove Avenue
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£351k
1 Claremont Mews, Claremont Road
LS6 4EB
2 bed1 bath
£354k
1 Alder Hill Avenue
LS6 4JQ
3 bed1 bath
£364k
1 Beech Grove
LS6 4BW
2 bed1 bath
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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 20a is modelled from its 130 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in LS6 4DD. 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. No sale is recorded for 20a, which usually means it hasn't changed hands since 1995 or the sale was not for value. 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 20a was lodged in February 2025 at band D and is valid until February 2035. 2 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 20a. 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 32 schools and 30 stops listed are measured in a straight line from LS6 4DD, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 20a 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 20a, Cottage Road, Leeds, LS6 4DD. Each answer is also embedded as structured data for search engines.
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- Every home in LS6 4DDSold prices, values and energy ratings for the postcode
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