Model valuation£417,0008 Busby Close
Local market context
Westways, Park Avenue, Roundhay, Leeds, LS8 2JJ
3 sales on record3 planning records
Estimated value
£1,701,000
- Since the 2014 sale (£1,200,000)+42%
- Against LS8 2JJ's recent median (£815,000)+109%
Newest record on this page: September 2022. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Habitable rooms
14
From EPC
Floor area
542 m²
5836 sq ft
Energy rating
D
Score 66
Council tax
Band H
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
£1,701,000
- Against its 2014 sale (£1,200,000)+42%
- Against LS8 2JJ's recent median (£815,000)+109%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Westways is modelled from its 542 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in LS8 2JJ. 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
542 m² from the EPC lodged in April 2010
Sales of this home
3 sales recorded, the latest in 2014
Recent sales in LS8 2JJ
5 sales, median £815,000 (2021–2016)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: December 2021 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 3 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 Westways has grown more than fourfold since the 1995 starting point.
Sales timeline
31 July 2014Most recent
£1,200,000
-15.5%over 6 years26 September 2007
£1,420,000
+1036.0%over 12 years2 February 1995
£125,000
Median price across the last 5 sales in LS8 2JJ: £815,000 (2021–2016).
Nearby sales in LS8 2JJ
Flat 2, 5 Park Avenue, Roundhay, Leeds, LS8 2JJ
Sold Dec 2021
£345,000Red Lea Cottage, Park Avenue, Roundhay, Leeds, LS8 2JJ
Sold Mar 2021
£897,5003 Park Avenue, Roundhay, Leeds, LS8 2JJ
Sold Nov 2020
£1,550,000Woodlands Grange, Park Avenue, Roundhay, Leeds, LS8 2JJ
Sold Nov 2016
£815,000Flat 1, 5 Park Avenue, Roundhay, Leeds, LS8 2JJ
Sold Apr 2016
£625,000
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
One time fee only - money back guarantee
About Westways
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Westways is a detached house in Roundhay, Leeds, Leeds (LS8 2JJ). It has a recorded floor area of 542 m² (around 5836 sq ft), construction records dating it to 1996-2002 and council tax band H. The latest certificate (April 2010) shows a D (score 66), on the cusp of jumping into the C band. The recommended improvements would push it to C (score 71). The latest certificate is from April 2010, so improvements made since then won't be reflected.
At 542 m² the property is well over the postcode median (170 m² across 25 EPCs), placing it in the larger end of the local stock. 3 planning records sit against the property, 1 approved, 1 refused. Past consents include an extension, meaningful when judging how the property has evolved. The record references conservation-area consent, which constrain future alterations. Last changed hands 12 years ago, in July 2014. Across 1995–2014, sale prices on this property compounded at 12.3% per year. Today's modelled estimate of £1,701,000 is 41.8% above the 2014 sale price.
Before you decide
Everything you need to know about Westways
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.
Westways's carbon output runs well above what efficient homes in the postcode produce.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 12 Apr 2020
Current Certificate
Apr 2010EPC Rating
A
B
C
D
D66
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
15.0 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 12 April 2020
Planning history
Applications and permits filed against Westways, Park Avenue, Roundhay, Leeds, LS8 2JJ, sourced from the PlanIt planning register.
Westways sits within a conservation area — exterior works face additional planning controls.
3 applications on record at Westways, Park Avenue, Roundhay, Leeds, LS8 2JJ
3decisions1extensions11documents3nearby
Flagged:Conservation area
- Apr 2015Tree WorksTreesOutcome in report
Works to trees in a Conservation AreaT1 - Acacia - fell - extensive decay to base and 1st union; T2 - Oak - fell - twin stemmed showing included bark and liable to fall; T3 - Acacia - fell, tall and exposed liable to fall; T4 - Birch - fell, tree showing signs of decay at base, corn in decline; T5 - Oak - fell, causing escessive shade to garden and dwelling
Conservation Area- Documents
- 3 docs on file
- Reference
- 15/02116/TR
- More recent applications — locked
- ExtensionSept 2022Decision
- Tree WorksMay 2015Decision
Unlock Westways, Park Avenue, Roundhay, Leeds, LS8 2JJ's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (3 on record)
- All 3 applications on this property in full, plus 3 notable nearby
- The 11 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Park Avenue homes
Four headline reads against 14 similar houses on this street, drawn from the latest EPC and Land Registry data.
On floor area, Westways stands well clear of the street.
Price per m²
£2,213
Street avg £3,357
Floor Area
542 m²
Street avg 210 m²
Habitable Rooms
14 rooms
Street avg 8 rooms
CO₂ Emissions
15.0 t/year
Street avg 7.5 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.
Daytime road noise here sits well below conversation level — a quiet pocket of the postcode.
Crime
488/mo
Falling year-on-year across the wider district.
Nearest stop
0.4 km
Roundhay Park Gates — bus stop.
Closest school
0.5 km
Roundhay St John's Church of England Primary School. 34 schools nearby.
Nearest schools
- Roundhay St John's Church of England Primary SchoolPrimary489m
- Kerr Mackie Primary SchoolPrimary1.1km
- Roundhay SchoolAll-through1.2km
- Roundhay SchoolAll-through1.2km
Nearest stops
- Roundhay Park GatesBus stop354m
- North LaneBus stop356m
- Princes Ave Soldiers FieldBus stop461m
- Elmete DriveBus stop563m
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 2JJ from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
47.0dB
Night-time· 23:00 – 07:00
37.1dB
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
Late 20th centuryDetached HouseEPC DDetached over 300m²
Because the property is a large detached home over 300m², we believe a Level 3 building survey should be considered.
From £1,795 · 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 Westways is modelled from its 542 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in LS8 2JJ. 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 Westways. 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 Westways was lodged in April 2010 at band D and expired in April 2020, so a new one is needed to sell or let. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 3 applications are matched to Westways. 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 34 schools and 30 stops listed are measured in a straight line from LS8 2JJ, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- Westways is in council tax band H. 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 Westways, Park Avenue, Roundhay, Leeds, LS8 2JJ. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in LS8 2JJSold prices, values and energy ratings for the postcode
- LS 8 property marketPrices, postcodes, schools and transport across the district
- Westways, Park Avenue, Roundhay, Leeds valuationHow the estimate is built and what moves it
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