Model valuation£417,0008 Busby Close
Local market context
9 Bedford Court, Leeds, LS8 2PL
Estimated value
£174,000
- Since the 2002 sale (£73,000)+138%
- Against LS8 2PL's recent median (£175,050)-1%
Newest record on this page: June 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
End terrace
Floor 01
Bedrooms
2
Floor area
72 m²
775 sq ft
Energy rating
C
Score 71
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
£174,000
- Against its 2002 sale (£73,000)+138%
- Against LS8 2PL's recent median (£175,050)-1%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 9 Bedford Court is modelled from its 72 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in LS8 2PL. 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
72 m² from the EPC lodged in June 2025
Sales of this home
2 sales recorded, the latest in 2002
Recent sales in LS8 2PL
5 sales, median £175,050 (2022–2019)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: December 2022 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | None on this home | 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.
9 Bedford Court's estimated value is more than triple its earliest registered sale price (1999).
Sales timeline
7 January 2002Most recent
£73,000
+47.5%over 2 years16 September 1999
£49,500
Median price across the last 5 sales in LS8 2PL: £175,050 (2022–2019).
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 9 Bedford Court
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
9 Bedford Court is a two-bedroom end-of-terrace house in Leeds (LS8 2PL). It has a recorded floor area of 72 m² (around 775 sq ft), construction records dating it to 1976-1982 and council tax band B. At 72 m² this is the 9th smallest of 17 units on EPC record in the building, where floor areas span 69–183 m². The building's EPC ratings span F to C, with this unit at the top. The latest certificate (June 2025) shows a C (score 71). When first surveyed in May 2014 the rating was D, the property has climbed 1 band since. Between certificates, wall efficiency went from Poor to Average, roof efficiency went from Very Poor to Poor and lighting went from Average to Very Good.
Held since January 2002 — that's 25 years off the open market, well above the local norm. On energy efficiency it sits in the top 10% of properties in this postcode. Across 1999–2002, sale prices on this property compounded at 18.3% per year. Today's modelled estimate of £174,000 sits 138.4% above the 2002 sale of £73,000. On a £-per-square-foot basis, the last sale (£94/sq ft) was about 33.9% below the postcode norm.
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
- Bedrooms2
Building
- Heating systemGas
Before you decide
Everything you need to know about 9 Bedford Court
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.
9 Bedford Court ranks among the most efficient homes in the postcode for energy use.
Current Certificate(1 of 2)
Jun 2025
EPC Rating
A
B
C
C71
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
2.7 t/year
Occupancy
Rented
Certificate validity
Valid until 30 June 2035
Property Improvements
Changes detected from historical EPC data
Jun 2025from May 2014
EPC improved fromD65toC71
Wall Insulation
UninsulatedPartial Insulation
Wall insulation upgraded
Roof
Very PoorPoor
Roof insulation improved
Low Energy Lighting
44%100%
More low energy lighting installed
Planning history
Applications and permits filed against 9 Bedford Court, Leeds, LS8 2PL, sourced from the PlanIt planning register.
9 Bedford Court has no planning applications on record.
3
But the area is active
3 notable applications nearby — larger schemes and conversions that could reshape the street. The report maps them all.
Versus other Bedford Court homes
Four headline reads against 16 similar flats on this street, drawn from the latest EPC and Land Registry data.
On price per m², 9 Bedford Court runs well behind the street norm.
Price per m²
£1,014
Street avg £1,841
Floor Area
72 m²
Street avg 82 m²
Habitable Rooms
4 rooms
Street avg 4 rooms
CO₂ Emissions
2.7 t/year
Street avg 4.6 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
0.1 km
Oakwood Lane Montagu Cresc — bus stop.
Closest school
0.5 km
Roundhay St John's Church of England Primary School. 38 schools nearby.
Nearest schools
- Roundhay St John's Church of England Primary SchoolPrimary457m
- Kerr Mackie Primary SchoolPrimary1.1km
- Hovingham Primary SchoolPrimary1.1km
- Co-op Academy OakwoodPrimary1.2km
Nearest stops
- Oakwood Lane Montagu CrescBus stop53m
- McDonaldsBus stop275m
- Oakwood Lane Springwood RdBus stop301m
- Oakwood McDonaldsBus stop355m
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 2PL from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
51.2dB
Night-time· 23:00 – 07:00
39.6dB
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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Late 20th century1st Floor FlatEPC C
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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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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 9 Bedford Court is modelled from its 72 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in LS8 2PL. 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 9 Bedford Court. 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 9 Bedford Court was lodged in June 2025 at band C and is valid until June 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. None is matched to 9 Bedford Court. 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 38 schools and 30 stops listed are measured in a straight line from LS8 2PL, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 9 Bedford Court 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 9 Bedford Court, Leeds, LS8 2PL. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in LS8 2PLSold prices, values and energy ratings for the postcode
- LS 8 property marketPrices, postcodes, schools and transport across the district
- 9 Bedford Court, Leeds valuationHow the estimate is built and what moves it
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- Report on another addressLook up any home in England and Wales