Model valuation£417,0008 Busby Close
Local market context
86 Kedleston Road, Leeds, LS8 2AU
1 planning record
Estimated value
£419,000
- Since the 2004 sale (£197,000)+113%
- Against LS8 2AU's recent median (£295,000)+42%
Newest record on this page: July 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Bedrooms
4
Bathrooms
2
Floor area
110 m²
1184 sq ft
Energy rating
D
Score 64
Council tax
Band C
Tenure
Owner Occupied
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
£419,000
- Against its 2004 sale (£197,000)+113%
- Against LS8 2AU's recent median (£295,000)+42%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 86 Kedleston Road is modelled from its 110 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in LS8 2AU. 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
110 m² from the EPC lodged in July 2025
Sales of this home
2 sales recorded, the latest in 2004
Recent sales in LS8 2AU
5 sales, median £295,000 (2022–2015)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: May 2022 | 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.
86 Kedleston Road has more than tripled in price since its earliest registered sale in 1997.
Sales timeline
29 April 2004Most recent
£197,000
+234.5%over 7 years17 February 1997
£58,900
Median price across the last 5 sales in LS8 2AU: £295,000 (2022–2015).
What this page doesn't show
Nothing is flagged from the data on this page, but these checks are only run in the report. The detail, evidence and what to ask about it are in the Risks Report.
- Flood risk from rivers, sea and surface waterIn report
- Subsidence and ground-stability signalsIn report
- Refusals, enforcement and big schemes nearbyIn report
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About 86 Kedleston Road
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
86 Kedleston Road is a four-bedroom semi-detached house in Leeds (LS8 2AU). It has a recorded floor area of 110 m² (around 1184 sq ft), construction records dating it to 1930-1949 and council tax band C. The latest certificate (July 2025) shows a D (score 64), on the cusp of jumping into the C band. The rating has held steady at D across 2 certificates since November 2013. Between certificates, roof efficiency went from Very Poor to Average and lighting went from Good to Very Good; while window efficiency dropped from Average to Poor. The recommended improvements would push it to C (score 77). The home occupies a corner plot.
Untraded for 22 years, with the last transfer in April 2004. Across 1997–2004, sale prices on this property compounded at 18.3% per year. Today's modelled estimate of £419,000 sits 112.7% above the 2004 sale of £197,000. One planning record on file: an extension approved in 2021. Past consents include an extension and a porch, meaningful when judging how the property has evolved. At 110 m² it's 18.3% larger than the typical home in the postcode (93 m² median across 8 EPCs).
What this property has
Pulled from EPC certificates, claim submissions and our property model. Empty categories are hidden — we only show what's known.
Inside
- Bedrooms4
- Bathrooms2
Outside
- GarageYes
- Corner plotYes
Before you decide
Everything you need to know about 86 Kedleston Road
The true value, the hidden risks and the full sale history, in one report.
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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.
Current Certificate(1 of 2)
Jul 2025
EPC Rating
A
B
C
D
D64
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Poor
CO2 Emissions
4.6 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 13 July 2035
Property Improvements
Changes detected from historical EPC data
Jul 2025from Nov 2013
Heating Controls
Prog + TRVsFull
Heating controls upgraded for better temperature management
Roof Insulation
UninsulatedWell Insulated
Loft insulation installed or upgraded to 250mm+
Low Energy Lighting
60%100%
More low energy lighting installed
Planning history
Applications and permits filed against 86 Kedleston Road, Leeds, LS8 2AU, sourced from the PlanIt planning register.
1 application on record at 86 Kedleston Road, Leeds, LS8 2AU
1decisions1extensions6documents3nearby
- Aug 2021PorchFullOutcome in report
Extension: Side and rear of property
Porch to front; single storey side and rear extension. Demolition of garage.
Extension- Documents
- 6 docs on file
- Reference
- 21/04026/FU
Unlock 86 Kedleston Road, Leeds, LS8 2AU'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 3 notable nearby
- The 6 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Kedleston Road homes
Four headline reads against 8 similar houses on this street, drawn from the latest EPC and Land Registry data.
86 Kedleston Road is notably below the street on price per m².
Price per m²
£1,791
Street avg £2,847
Floor Area
110 m²
Street avg 109 m²
Habitable Rooms
6 rooms
Street avg 6 rooms
CO₂ Emissions
4.6 t/year
Street avg 5.7 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
488/mo
Falling year-on-year across the wider district.
Nearest stop
0.3 km
High Moor Drive — bus stop.
Closest school
0.5 km
Talbot Primary School. 27 schools nearby.
Nearest schools
- Talbot Primary SchoolPrimary528m
- Allerton Grange SchoolSecondary678m
- Highfield Primary SchoolPrimary685m
- Moortown Primary SchoolPrimary822m
Nearest stops
- High Moor DriveBus stop281m
- Talbot RoadBus stop289m
- Ring RoadBus stop379m
- Ring Road MoortownBus stop398m
Most reported crime locally
- Violence & Sexual Offences2,565 reports40%
- Anti-social Behaviour551 reports9%
- Vehicle Crime493 reports8%
- Public Order445 reports7%
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 LS8 2AU from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
52.3dB
Night-time· 23:00 – 07:00
42.4dB
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
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Early 20th centurySemi-Detached HouseEPC D
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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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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 86 Kedleston Road is modelled from its 110 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in LS8 2AU. 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. 2 sales are recorded for 86 Kedleston Road. 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 86 Kedleston Road was lodged in July 2025 at band D and is valid until July 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 86 Kedleston Road. 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 13 months, which places each incident at an approximate point. The 27 schools and 30 stops listed are measured in a straight line from LS8 2AU, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 86 Kedleston Road is in council tax band C. 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 86 Kedleston Road, Leeds, LS8 2AU. Each answer is also embedded as structured data for search engines.
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- Every home in LS8 2AUSold prices, values and energy ratings for the postcode
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