Model valuation£417,0008 Busby Close
Local market context
9 Edgware Avenue, Leeds, LS8 5NP
Estimated value
£117,000
- Since the 2009 sale (£54,000)+117%
- Against LS8 5NP's recent median (£90,000)+30%
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
3
From EPC
Floor area
85 m²
915 sq ft
Energy rating
C
Score 72
Council tax
Band A
Tenure
Owner Occupied
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
£117,000
- Against its 2009 sale (£54,000)+117%
- Against LS8 5NP's recent median (£90,000)+30%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 9 Edgware Avenue is modelled from its 85 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
85 m² from the EPC lodged in March 2021
Sales of this home
2 sales recorded, the latest in 2009
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.
9 Edgware Avenue changed hands twice within eighteen months — unusual for the area.
Sales timeline
8 July 2009Most recent
£54,000
+3.8%over 12 months15 July 2008
£52,000
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 9 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 9 Edgware Avenue
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
9 Edgware Avenue is a mid-terrace house in Leeds (LS8 5NP). It has a recorded floor area of 85 m² (around 915 sq ft), construction records dating it to 1900-1929 and council tax band A. The latest certificate (March 2021) shows a C (score 72). When first surveyed in May 2009 the rating was G, the property has climbed 4 bands since. Between certificates, wall efficiency went from Very Poor to Good, roof efficiency went from Very Poor to Very Good and window efficiency went from Very Poor to Average. The recommended improvements would push it to B (score 85).
Untraded for 17 years, with the last transfer in July 2009. That sale fell during the post-crash dip, which often skews comparisons against later neighbouring sales. Across 2008–2009, sale prices on this property compounded at 3.8% per year. Today's modelled estimate of £117,000 sits 116.7% above the 2009 sale of £54,000. On a £-per-square-foot basis, the last sale (£59/sq ft) was about 17.8% above the typical sold price in the postcode. At 85 m² it's 18.1% larger than the typical home in the postcode (72 m² median across 9 EPCs). Its energy rating outperforms most of the postcode (better than 89% of similar EPCs).
Before you decide
Everything you need to know about 9 Edgware Avenue
The true value, the hidden risks and the full sale history, in one report.
Signs of HMO activity in the area
Pick your report · from £14.99
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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 3)
Mar 2021
EPC Rating
A
B
C
C72
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
3.1 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 25 March 2031
Property Improvements
Changes detected from historical EPC data
Nov 2009from May 2009
EPC improved fromG1toC75
Heating System
Room HeatersGas Boiler
Upgraded to gas central heating
Main Fuel
ElectricGas
Connected to mains gas supply
Hot Water
Gas MultipointMain System
Hot water system upgraded
Windows
SingleFull Double
Single glazing replaced with double or better glazing
Walls
Very PoorGood
Wall insulation improved
Roof
Very PoorGood
Roof insulation improved
Low Energy Lighting
25%100%
More low energy lighting installed
Mar 2021from Nov 2009
Roof
GoodVery Good
Roof insulation improved
Planning history
Applications and permits filed against 9 Edgware Avenue, Leeds, LS8 5NP, sourced from the PlanIt planning register.
9 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 9 Edgware Avenue runs comfortably ahead of the street norm.
Price per m²
£635
Street avg £922
Floor Area
85 m²
Street avg 76 m²
Habitable Rooms
3 rooms
Street avg 4 rooms
CO₂ Emissions
3.1 t/year
Street avg 4.4 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
Victorian-eraMid-Terrace HouseEPC CPre-1919 buildSolid (non-cavity) walls
Because the property was built before 1919 and 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 9 Edgware Avenue is modelled from its 85 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 9 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 9 Edgware Avenue was lodged in March 2021 at band C and is valid until March 2031. 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 9 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
- 9 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 9 Edgware Avenue, Leeds, LS8 5NP. Each answer is also embedded as structured data for search engines.
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