Model valuation£417,0008 Busby Close
Local market context
25 Beech Mews, Thorn Walk, Leeds, LS8 3AP
Estimated value
£241,000
- Since the 2015 sale (£164,995)+46%
- Against LS8 3AP's recent median (£166,995)+44%
Newest record on this page: August 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
3
Floor area
118 m²
1270 sq ft
Energy rating
C
Score 77
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
£241,000
- Against its 2015 sale (£164,995)+46%
- Against LS8 3AP's recent median (£166,995)+44%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 25 Beech Mews is modelled from its 118 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in LS8 3AP. 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
118 m² from the EPC lodged in August 2025
Sales of this home
1 sale recorded, the latest in 2015
Recent sales in LS8 3AP
5 sales, median £166,995 (2021–2015)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: February 2021 | 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.
25 Beech Mews valuation sits well clear of the typical sold price in this postcode.
Sales timeline
27 March 2015Most recent
£164,995
Median price across the last 5 sales in LS8 3AP: £166,995 (2021–2015).
Nearby sales in LS8 3AP
23 Beech Mews, Thorn Walk, Leeds, LS8 3AP
Sold Feb 2021
£205,0005 Beech Mews, Thorn Walk, Leeds, LS8 3AP
Sold Feb 2019
£159,00019 Beech Mews, Thorn Walk, Leeds, LS8 3AP
Sold Jul 2015
£166,99515 Beech Mews, Thorn Walk, Leeds, LS8 3AP
Sold May 2015
£166,99511 Beech Mews, Thorn Walk, Leeds, LS8 3AP
Sold Apr 2015
£166,995
What this page doesn't show
1 potential issue has already been flagged for 25 Beech Mews, Thorn Walk, Leeds, LS8 3AP. The detail, evidence and what to ask about it are in the Risks Report.
- Larger development activity nearbyIn 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 25 Beech Mews
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
25 Beech Mews is a four-bedroom semi-detached house in Leeds (LS8 3AP). It has a recorded floor area of 118 m² (around 1270 sq ft), construction records dating it to 2012-2021 and council tax band B. The latest certificate (August 2025) shows a C (score 77), near the top of the C band. Earlier certificates rated it B (March 2015); the latest reading is one band lower. Between certificates, wall efficiency dropped from Very Good to Good and window efficiency dropped from Very Good to Average. The recommended improvements would push it to B (score 81).
It lags the bulk of the postcode on energy efficiency (less efficient than 85% of similar EPCs). Last changed hands 11 years ago, in March 2015. Today's modelled estimate of £241,000 is 46.1% above the 2015 sale price.
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
- Bathrooms3
- EnsuiteYes
Before you decide
Everything you need to know about 25 Beech Mews
The true value, the hidden risks and the full sale history, in one report.
Larger development activity nearby
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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)
Aug 2025
EPC Rating
A
B
C
C77
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
2.6 t/year
Occupancy
Rented
Certificate validity
Valid until 29 August 2035
Planning history
Applications and permits filed against 25 Beech Mews, Thorn Walk, Leeds, LS8 3AP, sourced from the PlanIt planning register.
25 Beech Mews has no planning applications on record.
2
But the area is active
2 notable applications nearby — larger schemes and conversions that could reshape the street. The report maps them all.
Versus other Thorn Walk homes
Four headline reads against 13 similar houses on this street, drawn from the latest EPC and Land Registry data.
25 Beech Mews is notably below the street on epc rating.
Price per m²
£1,398
Street avg £1,419
Floor Area
118 m²
Street avg 116 m²
CO₂ Emissions
2.6 t/year
Street avg 2.0 t/year
Years Held
11 years
Street avg 11 years
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
0.2 km
Oakwood Academy — bus stop.
Closest school
0.1 km
Co-op Academy Oakwood. 47 schools nearby.
Nearest schools
- Co-op Academy OakwoodPrimary130m
- St Augustine's Catholic Primary School, A Voluntary AcademyPrimary468m
- Co-op Academy WoodlandsPrimary493m
- St Nicholas Catholic Primary SchoolPrimary678m
Nearest stops
- Oakwood AcademyBus stop155m
- Foundry AvenueBus stop179m
- North Farm RoadBus stop242m
- Gipton LidlBus stop261m
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 3AP from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
52.6dB
Night-time· 23:00 – 07:00
40.2dB
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 2 HomeBuyer Report
21st centurySemi-Detached HouseEPC C
We've checked 10 risk factors against the available data for this property and believe a Level 2 HomeBuyer Report could be a suitable option for you.
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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 25 Beech Mews is modelled from its 118 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in LS8 3AP. 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. 1 sale is recorded for 25 Beech Mews. 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 25 Beech Mews was lodged in August 2025 at band C and is valid until August 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 25 Beech Mews. 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 47 schools and 30 stops listed are measured in a straight line from LS8 3AP, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 25 Beech Mews 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 25 Beech Mews, Thorn Walk, Leeds, LS8 3AP. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in LS8 3APSold prices, values and energy ratings for the postcode
- LS 8 property marketPrices, postcodes, schools and transport across the district
- 25 Beech Mews, Thorn Walk, Leeds valuationHow the estimate is built and what moves it
- UK house price mapExplore prices by district, year by year
- Report on another addressLook up any home in England and Wales