9 Bedford Court, Leeds, LS8 2PL
About 9 Bedford Court
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 24 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 £170,000 sits 132.9% 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.
Know exactly what you're buying at 9 Bedford Court
Before you offer, see what the listing won't tell you, the true value, the red flags and the full history.
Valuation
against the asking price
Risks
planning & flood
Sold prices
similar homes nearby
Trends
the local market
What this property has
Inside
- Bedrooms2
Building
- Heating systemGas
Energy performance
9 Bedford Court ranks among the most efficient homes in the postcode for energy use.
EPC Rating
Property Improvements
Changes detected from historical EPC data
Wall insulation upgraded
Roof insulation improved
More low energy lighting installed
Planning history
9 Bedford Court has no planning applications on record.
Notable planning nearby
3applications of note in the surrounding area
Sales history & valuation
9 Bedford Court's estimated value is more than triple its earliest registered sale price (1999).
£170,000
Modelled from EPC, postcode comparables and a sale-price growth of 18.3% per year over 2 years.
£73,000
Growth on file: 18.3% per year over 2 years.
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).
Everything we know about 9 Bedford Court, in one report
What it's really worth, what could be wrong, and the planning, sales and area data in full.
- Am I paying too much?
- Is something wrong with it?
- Is the agent's story true?
- Will it hold its value?
Versus other Bedford Court homes
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
Similar properties nearby
The neighbourhood at a glance
Crime
4/mo
Steady 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.
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
51.2dB
Night-time· 23:00 – 07:00
39.6dB