Roundhay, LS8
Pro report · 11 Oct 2026 · 18 sources
Example Mortgages Ltd69of 100
Based on the details given and Land Registry comparables, the asking price of £450,000 looks full rather than cheap: it sits above the type-matched median of £407,750 and above most nearby semi-detached sales, though bedroom count and condition are not in that data.
Offer working: open at £405,000, recommended £425,000
General information, not regulated financial, legal or tax advice. HomeThink is not authorised or regulated by the Financial Conduct Authority and recommends no lender or mortgage.
3 things to know
Concern: Asking £450,000 is about 10% above the £407,750 median for matched semi-detached sales.
Little room for error; the median ignores bedroom count, so compare 3-bed sales.
Concern: Road noise is 55.9dB Lden (day-evening-night average), banded Elevated.
May affect sleep and garden enjoyment; visit at rush hour and at night.
Strength: Freehold tenure means no lease length, ground rent or lease-extension cost.
You own the home and land outright, so no lease costs to budget for.
AI analysis may be wrong. Verify the key facts with a surveyor and a conveyancer before you decide, and take professional advice before you commit.
Why this scoreSold prices and public records69 of 100
This is a 3-bed freehold semi in a leafy Roundhay suburb with good green space and amenities within 1km, offset by elevated road noise, a mining-fringe location and an unverified EPC.
AI value estimate
£395,000 – £490,000
Mid estimate £440,000, against a £450,000 asking price. No additional evidenced deductions are applied.
- Fair value
- £440,000
- £395,000–£490,000 · medium confidence
- Priced deductions
- None
- No evidenced deductions claimed
- Read against
- 18 sources
- Registers, sold prices and the home's details
AI estimate, not a professional valuation. For a mortgage or for legal purposes you will need a formal valuation from a RICS-accredited surveyor. Lenders will commission their own valuation before approving a mortgage. General information, not regulated financial, legal or tax advice.
- Coal mining risk is medium, as the area sits on the fringe of a known coalfield.
- Recorded crime is about 125 a month, with the last six months up 15.2% on the six before.
- No pharmacy, GP or hospital was recorded within 1km.
Why these matter
- Coal mining risk is medium, as the area sits on the fringe of a known coalfield. — Order a Coal Authority search through your conveyancer before committing.
- Recorded crime is about 125 a month, with the last six months up 15.2% on the six before. — Mainly violence and anti-social behaviour; get a local comparison before relying on the raw count.
- No pharmacy, GP or hospital was recorded within 1km. — Map data may be incomplete; check healthcare access directly.
- Seven parks within 1km, nearest about 410m, plus a 337m nearest accessible green space.
- Primary school (~550m) and secondary school (~940m) within 1km; the secondary is rated Good.
- Area sold prices rose 18.1% year on year, with +5.3% over three years.
- +1 more below
Why these matter
- Seven parks within 1km, nearest about 410m, plus a 337m nearest accessible green space. — Easy everyday access to outdoor space.
- Primary school (~550m) and secondary school (~940m) within 1km; the secondary is rated Good. — Useful for a family; check the primary school's current grade yourself.
- Area sold prices rose 18.1% year on year, with +5.3% over three years. — Shows recent demand, though it covers all property types and may not repeat.
£461/mo est.
council tax £233 · energy £139
- Council tax£233
- Energy£139
- Water£37
- Broadband£35
- Insurance£17
The rest of the report
03Our take69 of 100, and the reasoning5 against · 5 for
Based on the details given and Land Registry comparables, the asking price of £450,000 looks full rather than cheap: it sits above the type-matched median of £407,750 and above most nearby semi-detached sales, though bedroom count and condition are not in that data. This is a 3-bed freehold semi in a leafy Roundhay suburb with good green space and amenities within 1km, offset by elevated road noise, a mining-fringe location and an unverified EPC.
Before you proceed
- Ask your solicitor to order a CON29M coal mining search (from the Mining Remediation Authority, formerly the Coal Authority) during the legal work, to confirm what is recorded under this plot.
- Get a RICS Level 2 HomeBuyer Report (a paid survey of the home's condition by a qualified surveyor, £550–£850) before you exchange contracts.
General information, not regulated financial, legal or tax advice.
- Worth raising· 4
- 01Asking £450,000 is about 10% above the £407,750 median for matched semi-detached sales.Warning
- 02Road noise is 55.9dB Lden (day-evening-night average), banded Elevated.1Warning
Persistent noise reduces liveability and can depress resale value.
- 03Coal mining risk is medium, as the area sits on the fringe of a known coalfield.2Warning
Historical mining can cause ground instability; affects insurability.
- 04Recorded crime is about 125 a month, with the last six months up 15.2% on the six before.3Warning
High-crime areas attract higher home insurance premiums.
- Notes· 1
- 05No pharmacy, GP or hospital was recorded within 1km.4Note
- 01Freehold (you own the home and the land it sits on, indefinitely) tenure means no lease length, ground rent (an annual charge a leaseholder pays the freeholder for the land) or lease-extension cost.511 Oct 26medium conf.
- 02Seven parks within 1km, nearest about 410m, plus a 337m nearest accessible green space.4
- 03Primary school (~550m) and secondary school (~940m) within 1km; the secondary is rated Good.6
- 04Area sold prices rose 18.1% year on year, with +5.3% over three years.7
- 05Radon risk is low in this area, so no routine testing is needed for most buyers.8
Sources & method
- DEFRA strategic noise
- Mining Remediation Authority coal register
- police.uk, recent months vs the months before
- OpenStreetMap amenities
- The home's stated details
- Ofsted inspection ratings
- HM Land Registry sold comparables
- UKHSA/BGS radon indicative atlas
Pricing Context
The £450,000 asking price is above the type-matched median of £407,750 for semi-detached sales over the last 36 months (range £215,000 to £760,000). Time-adjusted nearby semi-detached sales mostly sit roughly £370,000 to…
Location & Area
Census data classes the area as a family suburb, with 59% holding degree-level education and an IMD decile of 8 out of 10 (1 is most deprived). Parks, a supermarket and nurseries are close, but there is no train or tram …
Property Condition
No condition information was given and the EPC is not verified, so condition cannot be assessed beyond type and size. A 1,080 sq ft semi with one bathroom for three bedrooms is fairly typical. The mining-fringe location …
Potential Issues
The main points to check are the price against 3-bed comparables, the road noise at different times of day, the coal mining search result and the true EPC and council tax band. Only one bathroom for three bedrooms may ma…
How we worked out the scoreShow breakdownHide
The overall score
69/100
- 01Price Fairnessmed63
+2% above estimated value · Valuation assessment: fair
- 02Locationhigh70
50–149 recorded crimes/month within ~1 mile (125 a month, averaged over 13 months) · −5 Moderate mining / subsidence risk
- 03Conditionlow60
+0 Freehold semi of typical size (1,080 sq ft) for a family home · −5 EPC not verified, so insulation and heating are unknown
- 04Financial & Legallow86
+6 Freehold tenure
- 05Marketabilitymed70
+10 Freehold with no lease or ground rent issues · +8 Semi-detached is the most common type in nearby sales
04MapThis home and the area's layers
Roundhay, LS8 on the area map — switch layers to see how the surrounding neighbourhood compares.
05Money£2,712 a month, all in. 25% deposit, 4.5%, 25 years~£129k up front
What if you offered less?
General information, not regulated financial, legal or tax advice. HomeThink is not authorised or regulated by the Financial Conduct Authority and recommends no lender or mortgage.
What you'll really pay each month — not just the mortgage headline.
Per month · all-in
£2,712/mo
25% deposit·4.5%·25yr·incl. maintenance (1% of price/yr)
- Today£2,712
- @ 6.5%£3,115
- Mortgage£1,876· 69%
- Council Tax£233· 9%
- Energy£139· 5%
- Water£37· 1%
- Broadband£35· 1%
- Insurance£17· 1%
- Maintenance£375· 14%
The purchase tax (SDLT in England, LBTT in Scotland, LTT in Wales) uses your buyer type and the property's region. Legal and survey are typical ranges, not quotes.
Typically needs a household income of about £75,000 — lenders usually cap borrowing near 4.5× income. A rough guide, not a decision.
£440,000
range £395K—£490K·medium confidence
Total after tax & deductions — add everyone contributing to the mortgage
AI-generated analysis. Figures are estimates drawn from averages and public data — always verify independently before making financial decisions.
06Where it sitsFamily suburb. Among the least deprived areas: 8 of 10
- Rising crime trendCrime
Recorded crime is up 15% on the months before in this area.
Check the street-level crime map for the exact road and ask neighbours; factor security upgrades.
- 01Info50–149 recorded crimes/month within ~1 mile
- 02InfoLong-term flood risk needs checking
Area data from official UK government sources
Recorded incidents in the search area, not a population-adjusted safety rating or an insurance quote.
Top categories
Source: data.police.uk — ~1 mile radius
Updated 11 Oct 2026
- possession of weapons0 → 4NEW
- drugs6 → 25too few to trend
- bicycle theft2 → 6too few to trend
- theft from the person2 → 5too few to trend
- criminal damage arson26 → 45+73.1%
A screening indication from public data, not a survey or a site investigation. It does not replace a specialist report, and the absence of a flag is not evidence of the absence of risk.
Current warning checks do not establish long-term river, sea or surface-water flood risk. Check the official long-term flood maps and obtain an insurance quote.
A screening indication from public data, not a survey or a site investigation. It does not replace a specialist report, and the absence of a flag is not evidence of the absence of risk.
Planning applications not checked. We haven't been able to read the council planning registers for this report yet, so search the council's planning register.
Daily essentials unavailable for this home.
07Verify before exchange18 questions. Not a survey1 check
The survey
RICS Level 2 HomeBuyer Report · typically £550–£850 at this price
A Level 2 HomeBuyer Report covers these 3 medium-severity risks on a conventional property. Ask the surveyor to look at each one specifically; upgrade to Level 3 only if they report signs of movement, damp or non-standard materials.
What lenders commonly ask
Lenders commonly ask for a mining search in coalfield areas, and insurers ask about any history of subsidence or underpinning.
The ground read for this postcode notes coal mining at medium or high.
Lenders set their own criteria; these are the questions commonly raised, not any one lender's. HomeThink is not authorised or regulated by the Financial Conduct Authority and recommends no lender or mortgage.
- Which council tax band is this home actually in, and what is the current annual bill?
- What is the current EPC rating, and when was the certificate issued?
- Have the boiler, wiring and roof been replaced, and are there certificates or guarantees?
Location & Area
Based on: Road noise is 55.9dB Lden (day-evening-night average), banded Elevated.
Based on: Road noise is 55.9dB Lden (day-evening-night average), banded Elevated.
Based on: Road noise is 55.9dB Lden (day-evening-night average), banded Elevated.
Based on: Road noise is 55.9dB Lden (day-evening-night average), banded Elevated.
Legal & Ownership
Based on: Coal mining risk is medium, as the area sits on the fringe of a known coalfield.
Based on: Coal mining risk is medium, as the area sits on the fringe of a known coalfield.
08The neighbourhoodFamily suburb
An area with family households and owner occupation. Check the household shares below; this category does not predict prices or turnover.
See the census profile· who lives here, homes, work, travel
- Owned outright35%
- Mortgage/shared34%
- Social rent8%
- Private rent23%
- Other0%
- Children19%
- Young adults14%
- Parents29%
- Older37%
- Single34%
- Couples36%
- Family w/ kids30%
- Sharing1%
- Other0%
- Detached22%
- Semi-detached32%
- Terraced10%
- Flat36%
- Employed62%
- Retired23%
- Student4%
- Unemployed2%
- Other8%
- Public transport4%
- Work from home49%
- Drive42%
- Active travel5%
- Very good56%
- Good30%
- Fair10%
- Bad3%
- Very bad1%
- Mains gas79%
- Electric12%
- Low-carbon7%
- Other1%
- None1%
- White78%
- Asian13%
- Black4%
- Other3%
- Mixed1%
Diversity = Simpson's index, ranked vs all England + Wales MSOAs (ONS Census 2021 TS021).
This is a family suburb where most households are couples or families rather than single people, with a median age of 40. Life centres on local parks, schools and the shops and cafés near the postcode, and many residents work from home, with 48% working from home versus 42% who drive to work.
Updated 11 Oct 2026
Based on general area trends, this area appears to be stable, with prices having risen recently but affordability still better than the national average. The recent rise in recorded crime is worth watching, as it could affect demand if it continues.
09Bills & servicesEnergy, broadband, council taxEPC D
Average efficiency
As stated — Pro verifies against the EPC register
100%
of premises in outcode LS8 can get gigabit broadband
Availability, not a line test (area estimate: median of the postcode sectors in outcode LS8, Ofcom, Jan 2026)
Updated 11 Oct 2026
Estimated band
Band E£2,792
/year
Band E in Leeds, 2026/27.
Band estimated from the price, deflated to 1991 values (2003 in Wales) with the UK House Price Index — your home's band may differ. Check it at gov.uk/council-tax-bands and enter it when you confirm the home's facts.
Monthly
£233/month
Authority
Leeds
Band E is above the national average (Band D). — top 19% most expensive in England & Wales.
Most councils offer 10-month payment plans.
Updated 11 Oct 2026
10Schools & servicesSchools, transport, healthcare
- Talbot Primary SchoolPrimary
0.3 miles — Nearest primary school in the immediate area.
- Allerton Grange SchoolSecondaryGood
0.6 miles — Nearest secondary school in the immediate area.
There is one primary school and one secondary school within about 1km, and the secondary school has an Ofsted rating of Good. No primary school rating was supplied, so check the current grade at gov.uk/school-performance-tables before relying on it.
AI estimate — verify on the official Ofsted register
Source:Ofsted· Updated 11 Oct 2026
There are 28 bus stops within 1km, the nearest about 63 metres away, so bus access is good [OpenStreetMap].
Motorway distance not supplied in the data provided; verify locally.
There is no train station or tram stop within 1km, so public transport here is mainly by bus. Only 4% of residents commute by public transport, while 42% drive.
Supermarkets
Parks & green spaces
- Nearest local park— Seven park sites are within 1km, but none of 2ha or more lies within 300m, and the nearest accessible park is 337 m away [green-space].0.3 mi
Dining
Local dining is limited in the data provided, with no restaurant or café records returned. A convenience supermarket sits very close by, and the wider neighbourhood is largely family-oriented, so expect a quieter local food scene rather than a busy one.
Entertainment
No gyms or leisure venues were recorded within 1km, so most leisure would mean travelling into Leeds or to a larger park. Two nurseries are within 1km, and two sites of 20ha or more lie within 2km [green-space].
Shops and parks are close, but gyms and leisure venues are not recorded nearby, so plan on travelling for fitness and entertainment.
11Sold nearbySales within 1 km of this home, last 36 months20 sales within 1 km
12Home details3 bed · 1 bath · 1,080 sq ft (as entered by you)EPC D
Property Details
How we built this reportSources, gaps and method18 sources
18 distinct sources consulted. DEFRA noise mapping; DfE GIAS / Ofsted; EPC Open Data Register; Environment Agency; HM Land Registry; Historic England; Imperial College London (ERG) air quality API; Local authority data; Mining Remediation Authority; ONS; ONS / Ordnance Survey; ONS Census 2021; ONS Price Index of Private Rents; Ofcom Connected Nations (Jan 2026); OpenStreetMap; Police.uk; UK PlanIt; UKHSA/BGS Indicative Atlas of Radon.
Gaps: EPC Open Data Register (no data returned).
Public records and calculations support this report. AI interpretations, stated details and possible defects still need checking. Long-term flood risk is not established by current warning data.