Model valuation£417,0008 Busby Close
Local market context
13 Edgware Avenue, Leeds, LS8 5NP
Estimated value
£119,000
- Since the 2011 sale (£55,000)+116%
- Against LS8 5NP's recent median (£90,000)+32%
Newest record on this page: January 2023. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Mid terrace
Habitable rooms
5
From EPC
Floor area
102 m²
1098 sq ft
Energy rating
E
Score 51
Council tax
Band A
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
£119,000
- Against its 2011 sale (£55,000)+116%
- Against LS8 5NP's recent median (£90,000)+32%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 13 Edgware Avenue is modelled from its 102 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in LS8 5NP. 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
102 m² from the EPC lodged in January 2022
Sales of this home
2 sales recorded, the latest in 2011
Recent sales in LS8 5NP
5 sales, median £90,000 (2023–2016)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: January 2023 | 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.
Sale price has at least doubled since 2002.
Sales timeline
17 August 2011Most recent
£55,000
+139.7%over 9 years16 April 2002
£22,950
Median price across the last 5 sales in LS8 5NP: £90,000 (2023–2016).
What this page doesn't show
1 potential issue has already been flagged for 13 Edgware Avenue, Leeds, LS8 5NP. The detail, evidence and what to ask about it are in the Risks Report.
- Signs of HMO activity in the areaIn 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 13 Edgware Avenue
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
13 Edgware Avenue is a mid-terrace house in Leeds (LS8 5NP). It has a recorded floor area of 102 m² (around 1098 sq ft), construction records dating it to 1930-1949 and council tax band A. The latest certificate (January 2022) shows an E (score 51), well below the UK norm with real room to improve. Earlier certificates rated it D (June 2009); the latest reading is one band lower. Between certificates, window efficiency went from Average to Good; while main heating dropped from Very Good to Good. The recommended improvements would lift it to B (score 85), a 3-band jump.
At 102 m² the property is well over the postcode median (72 m² across 9 EPCs), placing it in the larger end of the local stock. On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement. Across 2002–2011, sale prices on this property compounded at 9.8% per year. Today's modelled estimate of £119,000 sits 116.4% above the 2011 sale of £55,000. 15 years since the last transfer (August 2011).
Before you decide
Everything you need to know about 13 Edgware Avenue
The true value, the hidden risks and the full sale history, in one report.
Signs of HMO activity in the area
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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.
13 Edgware Avenue sits at the bottom of the postcode for energy efficiency — meaningful headroom to improve.
Current Certificate(1 of 3)
Jan 2022
EPC Rating
A
B
C
D
E
E51
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
6.9 t/year
Occupancy
Rented
Certificate validity
Valid until 11 January 2032
Property Improvements
Changes detected from historical EPC data
Jul 2011from Jun 2009
EPC improved fromD61toE54
Jan 2022from Jul 2011
Windows
AverageGood
Window efficiency improved
Planning history
Applications and permits filed against 13 Edgware Avenue, Leeds, LS8 5NP, sourced from the PlanIt planning register.
13 Edgware Avenue has no planning applications on record.
9
But the area is active
9 notable applications nearby — larger schemes and conversions that could reshape the street. The report maps them all.
Versus other Edgware Avenue homes
Four headline reads against 9 similar houses on this street, drawn from the latest EPC and Land Registry data.
EPC Rating for 13 Edgware Avenue lags the street by a wide margin.
Price per m²
£539
Street avg £935
Floor Area
102 m²
Street avg 74 m²
Habitable Rooms
5 rooms
Street avg 3 rooms
CO₂ Emissions
6.9 t/year
Street avg 4.0 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
0.2 km
Roseville Road — bus stop.
Closest school
0.4 km
Co-op Academy Nightingale. 46 schools nearby.
Nearest schools
- Co-op Academy NightingalePrimary418m
- Harehills Primary SchoolPrimary537m
- Bankside Primary SchoolPrimary563m
- Shakespeare Primary SchoolPrimary642m
Nearest stops
- Roseville RoadBus stop246m
- Ashley RoadBus stop268m
- St James HospitalBus stop287m
- St James's HospitalBus stop307m
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 5NP from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
54.5dB
Night-time· 23:00 – 07:00
42.6dB
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
Level 3 Building Survey
Early 20th centuryMid-Terrace HouseEPC ESolid (non-cavity) walls
Because the property has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
From £820 · 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 13 Edgware Avenue is modelled from its 102 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in LS8 5NP. 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 13 Edgware Avenue. 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 13 Edgware Avenue was lodged in January 2022 at band E and is valid until January 2032. 3 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 13 Edgware Avenue. 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 46 schools and 30 stops listed are measured in a straight line from LS8 5NP, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 13 Edgware Avenue is in council tax band A. 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 13 Edgware Avenue, Leeds, LS8 5NP. Each answer is also embedded as structured data for search engines.
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- Every home in LS8 5NPSold prices, values and energy ratings for the postcode
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- 13 Edgware Avenue, Leeds valuationHow the estimate is built and what moves it
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