Model valuation£417,0008 Busby Close
Local market context
2 Edgware Place, Leeds, LS8 5NQ
Estimated value
£120,000
- Since the 2004 sale (£42,000)+186%
- Against LS8 5NQ's recent median (£70,000)+71%
Newest record on this page: January 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
End terrace
Habitable rooms
2
From EPC
Floor area
46 m²
495 sq ft
Energy rating
E
Score 54
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
£120,000
- Against its 2004 sale (£42,000)+186%
- Against LS8 5NQ's recent median (£70,000)+71%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 2 Edgware Place is modelled from its 46 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in LS8 5NQ. 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
46 m² from the EPC lodged in March 2025
Sales of this home
1 sale recorded, the latest in 2004
Recent sales in LS8 5NQ
5 sales, median £70,000 (2026–2010)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: January 2026 | 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.
2 Edgware Place valuation sits well clear of the typical sold price in this postcode.
Sales timeline
20 February 2004Most recent
£42,000
Median price across the last 5 sales in LS8 5NQ: £70,000 (2026–2010).
What this page doesn't show
1 potential issue has already been flagged for 2 Edgware Place, Leeds, LS8 5NQ. 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 2 Edgware Place
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
2 Edgware Place is an end-of-terrace house in Leeds (LS8 5NQ). It has a recorded floor area of 46 m² (around 495 sq ft), construction records dating it to before 1900 and council tax band A. The latest certificate (March 2025) shows an E (score 54), well below the UK norm with real room to improve. The recommended improvements would lift it to B (score 90), a 3-band jump.
Held since February 2004 — that's 22 years off the open market, well above the local norm. Today's modelled estimate of £120,000 sits 185.7% above the 2004 sale of £42,000. At 46 m² it's 22% smaller than the typical home in the postcode (59 m² median across 11 EPCs).
Before you decide
Everything you need to know about 2 Edgware Place
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.
Recommended upgrades on file would lift this property by multiple EPC bands.
Current Certificate
Mar 2025EPC Rating
A
B
C
D
E
E54
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
3.6 t/year
Occupancy
Rented
Certificate validity
Valid until 24 March 2035
Planning history
Applications and permits filed against 2 Edgware Place, Leeds, LS8 5NQ, sourced from the PlanIt planning register.
2 Edgware Place 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 Place homes
Four headline reads against 11 similar houses on this street, drawn from the latest EPC and Land Registry data.
2 Edgware Place is notably below the street on floor area.
Price per m²
£913
Street avg £1,087
Floor Area
46 m²
Street avg 56 m²
Habitable Rooms
2 rooms
Street avg 3 rooms
CO₂ Emissions
3.6 t/year
Street avg 3.5 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
0.1 km
Roseville Road — bus stop.
Closest school
0.5 km
Bankside Primary School. 47 schools nearby.
Nearest schools
- Bankside Primary SchoolPrimary514m
- Co-op Academy NightingalePrimary545m
- Hillcrest AcademyPrimary576m
- Shakespeare Primary SchoolPrimary624m
Nearest stops
- Roseville RoadBus stop125m
- Spencer PlaceBus stop187m
- Spencer Pl Leopold StreetBus stop247m
- Barrack RoadBus stop298m
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 5NQ 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
42.5dB
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-eraEnd-Terrace HouseEPC EPre-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 2 Edgware Place is modelled from its 46 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in LS8 5NQ. 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 2 Edgware Place. 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 2 Edgware Place was lodged in March 2025 at band E and is valid until March 2035. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. None is matched to 2 Edgware Place. 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 5NQ, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 2 Edgware Place 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 2 Edgware Place, Leeds, LS8 5NQ. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in LS8 5NQSold prices, values and energy ratings for the postcode
- LS 8 property marketPrices, postcodes, schools and transport across the district
- 2 Edgware Place, Leeds valuationHow the estimate is built and what moves it
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