13 Hares Mount, Leeds, LS8 4LJ
About 13 Hares Mount
13 Hares Mount is a mid-terrace house in Leeds (LS8 4LJ). It has a recorded floor area of 96 m² (around 1033 sq ft), construction records dating it to 1930-1949 and council tax band A. The latest certificate (January 2023) shows a D (score 59), a step below the typical UK home. The rating has held steady at D across 2 certificates since February 2012. Between certificates, wall efficiency went from Very Poor to Poor. The recommended improvements would lift it to B (score 83), a 2-band jump.
Held since September 2009 — that's 17 years off the open market, well above the local norm. That sale fell during the post-crash dip, which often skews comparisons against later neighbouring sales. Today's modelled estimate of £165,000 sits 153.8% above the 2009 sale of £65,000. 2 planning records sit against the property, 2 approved, 0 refused. Past consents include a loft conversion, meaningful when judging how the property has evolved.
Know exactly what you're buying at 13 Hares Mount
Before you offer, see what the listing won't tell you, the true value, the red flags and the full history.
Already flagged here
Valuation
against the asking price
Risks
planning & flood
Sold prices
similar homes nearby
Trends
the local market
Energy performance
Recommended upgrades on file would lift this property by multiple EPC bands.
EPC Rating
Property Improvements
Changes detected from historical EPC data
Wall insulation improved
More low energy lighting installed
Planning history
- Sept 2024Loft ConversionOutlineIn report
Certificate of Proposed Lawful Development for a dormer window to the rear
- Documents
- 2 docs on file
- Reference
- 24/04335/CLP
- Sept 2024FullIn report
Dormer window to the front
- Documents
- 4 docs on file
- Reference
- 24/04320/FU
We flagged 1 thing worth checking at 13 Hares Mount
Independent checks surfaced things a buyer would want to understand before offering. The report explains each one in full, with the underlying data and what to ask.
- Signs of HMO activity in the area
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Sales history & valuation
The latest sale fell during the post-2008 dip, often a low-water mark in price comparisons.
£165,000
Modelled from EPC, postcode comparables.
£65,000
Recorded with HM Land Registry.
Sales timeline
17 September 2009Most recent
£65,000
Median price across the last 5 sales in LS8 4LJ: £108,000 (2024–2015).
Everything we know about 13 Hares Mount, in one report
What it's really worth, what could be wrong, and the planning, sales and area data in full.
What we flagged
- Signs of HMO activity in the area
Versus other Hares Mount homes
Price per m²
£677
Street avg £727
Floor Area
96 m²
Street avg 96 m²
Habitable Rooms
6 rooms
Street avg 6 rooms
CO₂ Emissions
5.4 t/year
Street avg 5.6 t/year
Similar properties nearby
The neighbourhood at a glance
Crime
4/mo
Steady year-on-year across the wider district.
Nearest stop
0.3 km
Spencer Place Cowper St — bus stop.
Closest school
0.2 km
Bankside Primary School. 49 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
55.7dB
Night-time· 23:00 – 07:00
42.9dB