Pro report

Pro reportThe verdict

HomeThink ProPrepared 7 Sept 202616 sources

Roundhay, LS8

AI value estimate

£372,000 – £458,000

Our valuation called this asking price fair, and our own mid estimate sits below it. Until those agree, treat this as a range rather than a target.

Fair value: £415,000; £372,000–£458,000 · medium confidence
Priced deductions: None; No evidenced deductions claimed
Read against: 16 sources; Registers, sold prices and the listing

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.

LS8

Roundhay, LS8

£450,000

3 bed1 bath1,080 sq ft£417/sq ftSemi-detached houseFreeholdCouncil tax DEPCD

Good

Worth a viewing

This three-bed semi in Roundhay is asking £450,000, which sits between the median and upper quartile for the area — fairly priced rather than a bargain, and broadly supported by nearby comparables clustering around £390,000-£410,000 once adjusted for time. The recent refurbishment and no-chain status are genuine positives, but road noise is elevated and the deposit implied by this price sits below what most mainstream lenders want to see.

What if you offered less?

Offer

AI analysis may be wrong. Check anything you would act on, and take professional advice before you commit.

Lead concern

Road noise rated Elevated at 55.9dB Lden.

Daily traffic noise may affect comfort, especially with windows open.

Lead strength

No onward chain — sale can move at the buyer's pace, not a chain of others.

Removes a common cause of delay or collapse in a purchase.

Against5

Medium coal-mining risk flagged for this fringe-coalfield location.Get a Coal Authority search done before exchanging contracts.
Deposit of ~6.7% falls below the 10% most mainstream lenders require.May need a larger deposit or a specialist lender to proceed.
No EPC rating currently verified for this property.Ask the agent for the current certificate before offering.
+1 more below

For5

Recently refurbished with a modern kitchen and new double glazing.
One Good-rated secondary school within a mile.
Soft water supply reduces limescale and appliance wear.
+1 more below

Why these matter

Recently refurbished with a modern kitchen and new double glazing. — Cuts the buyer's likely near-term renovation costs.
One Good-rated secondary school within a mile. — Reassuring for families prioritising secondary school quality.
Soft water supply reduces limescale and appliance wear. — Small ongoing saving on descaling and appliance life.

The balance

Monthly bills

£395/mo est.

council tax £181 · energy £125

03Our take

The Take

Before you proceed

Consider offering below the asking price — similar recent sales point to a value closer to £415,000 (the asking price is about 8% above that).
Ask your solicitor to order a Coal Authority search during the legal work, to confirm there are no old mine workings 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.

Red Flags5

Worth raising· 3
01
Road noise rated Elevated at 55.9dB Lden.¹
Warning
Persistent noise reduces liveability and can depress resale value.
07 Sept 26high conf.Verify ↗
02
Medium coal-mining risk flagged for this fringe-coalfield location.²
Warning
Historical mining can cause ground instability; affects insurability.
07 Sept 26high conf.Verify ↗
03
Deposit of ~6.7% falls below the 10% most mainstream lenders require.³
Warning
07 Sept 26medium conf.
Notes· 2
04
No EPC (the energy-efficiency rating, where A is best and G is worst) rating currently verified for this property.³
Note
07 Sept 26medium conf.
05
Violence and anti-social behaviour are the top recorded crime categories locally.
Note
High-crime areas attract higher home insurance premiums.
07 Sept 26high conf.Verify ↗

Green Flags5

01No onward chain (the run of linked sales that all have to complete on the same day) — sale can move at the buyer's pace, not a chain of others.
Stated in the listing07 Sept 26medium conf.
02Recently refurbished with a modern kitchen and new double glazing.
Stated in the listing07 Sept 26medium conf.
03One Good-rated secondary school within a mile.⁵
07 Sept 26high conf.Verify ↗
04Soft water supply reduces limescale and appliance wear.⁶
07 Sept 26high conf.Verify ↗
05Seven parks within 1km, nearest just 410m away.⁷
07 Sept 26high conf.Verify ↗

Sources & method

DEFRA strategic noise
Coal Authority
The listing's stated details
The listing text
Ofsted inspection ratings
Water company supply area
OpenStreetMap amenities

Listing Completeness

Listing information coverage75%

This measures listing fields, not completed legal or physical checks. A decent listing — most details are there

Your Negotiation Leverage

Buyer Leverage6/10

Multiple property issues identified

Pricing Context

At £450,000, this property sits between the local median (£337,250) and upper quartile (£540,000) for all property types in the area, described as at-market by the sold-comps data. Time-adjusted like-for-like semi-detach…

Location & Area

Roundhay is a leafy, established family suburb with a stable trajectory and strong green space access — Roundhay Park and several smaller parks sit within easy walking distance. Transport is bus-based rather than rail, a…

Property Condition

The listing describes a comprehensive recent refurbishment including a new kitchen, garden room, and double glazing installed by the current owners, which should reduce near-term renovation costs for a buyer. As a 1935 s…

Potential Issues

The main risks here are external to the fabric of the house: elevated road noise, a medium coal-mining risk rating typical of this part of Leeds, and rising local drugs and weapons offence categories year-on-year, albeit…

How we worked out the scoreShow breakdown

Score · BreakdownData coverage: Some gaps

The overall score

69/100

01Price Fairnessmed46
+8% above estimated value — notable premium · Valuation assessment: fair
02Locationhigh69
−5 Moderate mining / subsidence risk · +5 Good area context (score 68)
03Conditionmed78
+10 Recently refurbished throughout per listing description · +8 New double glazing and modern kitchen mentioned
04Financial & Legalmed86
+6 Freehold tenure
05Listing Qualitymed74
+12 No onward chain, enabling a faster transaction · +8 Description emphasises recent refurbishment and presentation

Worth checking before you offer

6 survey risks to weigh — instruct a Level 2 survey before exchange.

Solicitor Question Pack

Questions to send your solicitor

01Can you get a coal mining report to confirm whether this fringe-coalfield property has any historic shafts, workings, or subsidence risk affecting the land, and whether a mining search was already done?
02Since the road noise here is rated as elevated (55.9 decibels), can you check the seller's property information form for any double glazing warranties, noise-related disputes, or planning history connected to the road that might affect insurance or future resale?
03Given the deposit being raised is below the 10% most mainstream lenders want, can you flag early if the property's title, tenure or search results might affect mortgage valuation or lender criteria?
04Can you chase confirmation of a valid EPC (Energy Performance Certificate — the rating of how cheap or expensive the home is to heat) for this address, since none is currently matched on the register, as lenders often require this before completion?
05Can you check the seller's property information form for any history of subsidence, underpinning, or structural insurance claims on this 1935 semi-detached property?
06Does the local search or title show whether this property or the surrounding area has ever had a Japanese knotweed problem or related notices?
07Is the property in a conservation area, and if so, are there restrictions on alterations (including the garden room) that a future owner would need to know about?
08Can you confirm the driveway providing off-street parking is included within the registered freehold title and not subject to any shared rights or third-party claims?
09Can you confirm the property's legal boundaries and whether any boundary disputes are registered?
10Are there any easements, rights of way, or restrictive covenants affecting the property?
11Is the property subject to any unresolved planning applications or enforcement notices?
12Has the property ever been subject to flooding, and does the search confirm the low flood risk rating given for this postcode?

Recommended Survey£550–£850

Level 2RICS Home Survey Level 2

HomeBuyer Report — the standard recommendation for conventional properties in reasonable condition.

A Level 2 HomeBuyer Report covers these 5 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.

Predicted Survey Risks

Low conf.

5 medium1 low

AI predictions based on listing data — not a substitute for a professional survey. Always instruct a RICS-accredited surveyor before exchanging contracts.

Medium severity5

01
1935 brick-and-tile construction: mortar decay, pointing failure, and potential cavity wall issues common in properties of this age. Repointing can be localised or extensive depending on exposure.
02
Single bathroom serving three bedrooms — typical for 1930s builds but may require upgrading if a second WC or en-suite is desired. Pipework and waste routes may be original or partially replaced.
03
Roof age unknown; 1935 original tiles may be nearing end of life or already replaced. Survey should confirm condition and remaining lifespan.
04
Coal mining risk (medium, regional estimate ): property is on the fringe of a known coalfield. Coal Authority search required during conveyancing to confirm whether workings underlie the plot. If present, may trigger subsidence insurance loading or remedial works.
05
Garden room (rear extension) — construction date, building regulation approval, and structural integrity should be verified. Older extensions sometimes lack proper foundations or damp-proofing.

Low severity1

01
Double glazing and gas central heating installed by current owners — age and warranty status unknown. Boiler may be approaching replacement (typical lifespan 10-15 years).

Insurance Flags

Med conf.

Crime rate elevated: 127 crimes per month recorded in the area over the past 13 months, with violence & sexual offences (623), anti-social behaviour (216), and burglary (163) as top categories. Contents insurance premiums will reflect this; obtain quotes early and compare excess levels.high impact
Road noise elevated: 55.9dB Lden (day–evening–night average) — classified as Elevated on the DEFRA scale. Properties near busy roads may face higher premiums for buildings insurance and may find some insurers reluctant to quote. Verify noise levels during site visits, especially if bedrooms face the road.medium impact
Coal mining risk (medium, regional ): fringe coalfield location. Coal Authority search will determine if workings underlie the property. If present, subsidence insurance loading or exclusions may apply; obtain insurer confirmation before exchange.medium impact
1935 construction age: older properties typically attract higher buildings insurance premiums due to increased claims risk (subsidence, damp, electrical/plumbing age). Obtain a quote from a specialist insurer for period properties.medium impact
EPC rating D: property is in the lower half of the energy-efficiency scale. Heating costs will be higher than modern standards; some insurers factor this into risk assessment. No current EPC certificate provided — request from agent before committing.low impact

Mortgageability

Med conf.

Standard

Lender Concerns

·Freehold traditional brick and tile construction from 1935 — standard construction type accepted by mainstream lenders
·Medium regional coal-mining risk in this area — a Coal Authority search during conveyancing is recommended, though this alone rarely blocks mortgage approval
·EPC rating not independently verified — lenders may request a valid certificate before completing

Suitable Mortgage Types

Standard residential mortgages from mainstream high-street lendersFirst-time buyer products, subject to the deposit note belowBuy-to-let mortgages if purchased as an investment, subject to rental yield criteria

AI assessment — verify with a mortgage broker

5-Year Running Costs

Mortgage + council tax + insurance + utilities + maintenance · excludes deposit, purchase tax, legal

Costs held flat — no inflation, no rate change when the fix ends · worked out 7 Sept 2026

Monthly total

£2,646

5-year total

£158,760

Mortgage 71%

Council Tax 7%

Insurance 1%

Utilities 7%

Maintenance 14%

Monthly breakdown

Mortgage£1,876
Council Tax£181
Insurance£17
Utilities£197
Maintenance£375

Total£2,646/mo

Rate scenarios

Your monthly repayment if your rate were a point lower, or one or two points higher — a 25% deposit (£112,500), a £337,500 loan over 25 years.

3.5%

£1,690/mo

−£186

Your rate · 4.5%

£1,876/mo

5.5%

£2,073/mo

+£197

6.5%

£2,279/mo

+£403

Arithmetic, not a forecast — nobody knows where rates are heading. Your actual rate depends on your lender, deposit and credit. 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.

Renovation ROI6 ideas

Indicative ideas, subject to feasibility, permissions and quotes. Estimated value added is not guaranteed.

Improvement	Estimated cost	Estimated value added	ROI
Garden landscaping	£3,500	£13,500	286%
Bathroom update	£6,000	£18,000	200%
Kitchen renovation	£11,500	£33,750	193%
Energy efficiency upgrade (insulation + windows)	£8,500	£20,250	138%
Loft conversion	£40,000	£67,500	69%
Rear extension	£60,000	£90,000	50%

Buy vs Rent — est. rent £1,250/mo (AI estimate) · 25% deposit, 4.5% rate, 25yr

No break-even in 15yr

Buying (net of equity)

Renting (3% inflation)

See stamp duty, mortgage calculator & valuation in Money

04Map

Roundhay, LS8 on the area map — switch layers to see how the surrounding neighbourhood compares.

05Money

True monthly cost

What you'll really pay each month — not just the mortgage headline.

Per month · all-in

£2,271/mo

25% deposit·4.5%·25yr·excl. maintenance

Your rate + 2 points+18%

Today£2,271
@ 6.5%£2,674

Mortgage£1,876· 83%
Council Tax£181· 8%
Energy£125· 6%
Water£37· 2%
Broadband£35· 2%
Insurance£17· 1%

£ / sqft£417

Deposit (25%)£112,500

Stamp duty / land tax£12,500

Legal fees (est.)~£2,000

Survey (est.)~£700

Searches, registration and mortgage fee (est.)~£1,499

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.

AI valuationFair value

£415,000

range £372K—£458K·medium confidence

estimateasking

Monthly household take-home

Total after tax & deductions — add everyone contributing to the mortgage

£/mo

AI-generated analysis. Figures are estimates drawn from averages and public data — always verify independently before making financial decisions.

Price story

Vs area average: ~34% above area average; Rough area average, not a valuation
What the price means: Guide price — expect a contest

What it costs

Your deposit, the monthly payment, the tax and fees to complete, and what it costs to run once it's yours.

SDLT (England/NI)

25% deposit (our estimate)

£112,500

~Monthly payment

£1,876/mo

Stamp duty

£12,500

Based on a 25-year repayment mortgage at 4.5% (our estimate), 25% deposit (our estimate). Change the figures in the calculators below.

Asking: £450,000

Money due on completion

Cash Needed at Completion

To complete the purchase

£129,199

To be safe

£136,659

+ £7,460

To be comfortable

£136,659

+ £0

Your sale

Selling another property to fund this purchase? Add its details to net the proceeds. Removals are budgeted here whether or not you are selling.

Removals (£)

Cost breakdown & buffers

Deposit (£)

Stamp duty (£)

Legal fees (£)

Search fees (£)

Survey (£)

Land Registry (£)

Mortgage fee (£)

Furniture & setup (£)

Repairs / fixing up (£)

Contingency (%)

Your first mortgage payment, council tax and buildings insurance are needed shortly after completion — not on the day itself.

Stamp Duty Calculator

Property Price

Buyer Type

Region

Tax Breakdown

£0 – £125,0000%£0
£125,000 – £250,0002%£2,500
£250,000 – £450,0005%£10,000

Total Stamp Duty

Effective rate 2.78%

£12,500

Rates effective April 2025 — subject to change. An estimate of the published rates as we understand them, not tax advice. Rates and reliefs change and depend on your circumstances — confirm with your solicitor or a qualified tax adviser before you rely on a figure.

Mortgage Calculator

Property Price

Deposit25% = £112,500

Interest Rate (%)

Term (years)

Mortgage Type

Include Stamp Duty

Loan to Value75%

Good - Competitive rates

Monthly Payment

£1,876

Borrowing £337,500

Total repayable£562,780
Total interest£225,280

For illustration only. General information, not regulated financial, legal or tax advice. Actual mortgage offers depend on your circumstances and your lender. HomeThink is not authorised or regulated by the Financial Conduct Authority and recommends no lender or mortgage.

Rate scenarios

Your monthly repayment if your rate were a point lower, or one or two points higher — a 25% deposit (£112,500), a £337,500 loan over 25 years.

3.5%

£1,690/mo

−£186

Your rate · 4.5%

£1,876/mo

5.5%

£2,073/mo

+£197

6.5%

£2,279/mo

+£403

Survey cost estimate

Level 2 recommended

≈ £700 budgeted · typically £550–£850

Level 2 (HomeBuyer)

£550–£850

Level 3 (Building)

£900–£1,200

Per month

£2,646

Over five years

£158,760

Mortgage, council tax, insurance, utilities and maintenance — on your 25% deposit (our estimate) and 25-year repayment mortgage at 4.5% (our estimate). Excludes the deposit, stamp duty and fees.

The price and your offer

Our valuation against recent sold prices nearby, then the offer to make and how to make it.

AI Valuation Report

Med conf.

7 September 2026

Estimated Value

£415,000

£372,000—£458,000

Asking £417/sqftEst. value £384/sqftUsing 1,080 sq ft listing/input area

Value Range£86,000 spread

Asking: £450,000

£372,000

£458,000

£415,000

Medium ConfidenceFair Price8 comparables analysed

Confidence LevelMedium

Moderate data support — some comparable sales, but limited by recency or similarity

Adjusted = that sale brought to today's prices and corrected for how it differs from this home (noted under each address).
Address	Sold	Adjusted
11 Beaumont Avenue, Leeds (semi-detached)May 2024 · Time-adjusted +11.5% for 28 months; similar semi-detached type, 160m away — likely a larger or extended plot given the premium over cluster median	£423,500	£472,203
1 Roman Grove, Leeds (semi-detached)Mar 2025 · Time-adjusted +7% for 18 months; closest in adjusted price to estimated mid-point, useful anchor	£385,000	£411,950
3 Roman Gardens, Leeds (semi-detached)Oct 2025 · Most recent sale (11 months ago), minimal time adjustment needed, strong comparable for current market level	£390,000	£403,650

Asking Price

£450,000

vs Estimate

+8.4%

Asking price is £35,000 above estimated value

Methodology

Anchored on 8 same-type (semi-detached) comparables within 170m, time-adjusted to present value, plus the wider type-matched median of £391,000 from 20 sales in 36 months. Adjusted upward for the stated recent refurbishment and off-street parking, which most comparables likely lack. Evidence floor met (67 semi-detached sales within 1km/36 months), supporting medium confidence given comparable spread and unverifiable floor area.

Reasoning

Asking price of £450,000 sits at the upper end of fair value, roughly 8% above the estimated mid-point of £415,000. Seller is pricing in the recent 'exceptional standard' refurbishment (new kitchen, garden room, double glazing) plus off-street parking for two cars and the Roundhay location. Eight same-type (semi-detached) comparables within 170m, time-adjusted, range £366,475–£490,600, with a cluster around £385,000–£412,000 and two outliers above £470,000 likely reflecting larger plots or extensions. The broader type-matched Land Registry median (20 sales, 36 months) is £391,000, though that range (£215,000–£760,000) spans all bedroom counts, so it's a soft anchor. No previous sale of this specific property is in the comparable data, so appreciation cannot be checked against history. Floor area of 1,080 sq ft is self-reported by the agent, not independently verified. Given the refurbishment claims and consistent comparable evidence, £450,000 is defensible but leaves little room for further negotiation upside — treat it as fully priced rather than a bargain.

Why This Price?Market Rate

Nearby semi-detached houses have sold for an estimated £366,000 to £490,000 once adjusted for time, with most clustering around £385,000–£412,000. At £450,000, this property sits above that cluster but below the highest-priced comparable, a premium likely justified by the recent full refurbishment and two-car parking — features not confirmed in the comparable sales. The wider area's typical house price (£245,000, across all property types) is well below this asking price, but that figure includes flats and smaller terraces, so it understates what a refurbished 3-bed semi in this specific pocket of Roundhay commands.

Key Price Factors

01Recently refurbished throughout — kitchen, garden room, double glazing — a genuine premium driver if verified by survey
02Off-street parking for two vehicles, uncommon among nearby comparables
03West-facing garden and garden room add usable living space beyond the 1,080 sq ft internal area
04No onward chain, which shortens the likely transaction timeline

AI Estimate — Not a Professional Valuation

Based on Land Registry data and comparable sales. 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.

AI Offer Strategy

Med conf.

Medium risk

Opening

£420,000

7% below

Recommended

£435,000

3% below

Maximum

£448,000

At asking

Asking price is fair but fully priced against comparable evidence, so there's limited room for an aggressive offer. An estimated £435,000 (about 3% below asking) reflects the top end of comparable adjusted prices while acknowledging the refurbishment premium the seller is likely pricing in.

Negotiation Points

01Comparable semi-detached sales cluster at an estimated £385,000–£412,000 time-adjusted, giving room to negotiate from £450,000 toward £435,000
02Request evidence of refurbishment costs/invoices to justify the price premium over comparables
03No onward chain removes one of the seller's main negotiating levers — use the clean chain to push for a modest reduction rather than accept full asking
04Coal Authority search recommended given medium regional coal-mining risk — flag as a condition of offer to renegotiate if adverse findings arise
05Confirm current EPC rating with the agent before offer, as it was not independently verified

AI-generated strategy based on market data. General information, not regulated financial, legal or tax advice. Consult your solicitor or buying agent before making offers.

06Where it sits

Low area riskCoal mining legacy.

Coal mining legacyMining
Past coal mining recorded nearby — a mining search during conveyancing is advisable.
Instruct a Coal Authority mining search during conveyancing; clear it before exchange.

01Info50–149 recorded crimes/month within ~1 mile
02InfoLong-term flood risk needs checking

Location Intelligence

Area data from official UK government sources

Crime Statistics

High conf.

50–149 recorded crimes/month within ~1 mile

Recorded incidents in the search area, not a population-adjusted safety rating or an insurance quote.

Crimes reported (monthly average over 13 months)1.8% vs the months before

127

Top categories

Violence & sexual offences623

Anti-social behaviour216

Burglary163

Public order139

Vehicle crime127

Source: data.police.uk — ~1 mile radius

Updated 7 Sept 2026

Crime trend (last 13 months)+1.8% vs previous 6 months

The 6 months beforeLast 6 months

possession of weapons1 → 4too few to trend
drugs6 → 23too few to trend
robbery10 → 6-40.0%
bicycle theft4 → 3too few to trend
theft from the person4 → 5too few to trend

Source: police.uk

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.

Flood warningsWarning status unavailable

Long-term flood risk: not assessed

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.

Source: Environment Agency

Updated 7 Sept 2026

Check long-term flood maps

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.

Radon RiskLow Radon Risk

this area is not in a known elevated radon area. Standard precautions during construction apply; no active testing is required for most buyers.

Source:UKHSA/PHE Radon Atlas· Updated 7 Sept 2026

Mining & Subsidence Risk

Coal mining

Medium

Clay subsidence

Low

This area is on the fringe of a known coalfield. A Coal Authority search is recommended as part of your conveyancing to confirm whether any workings underlie the specific plot.

Source:Coal Authority & BGS GeoSure· Updated 7 Sept 2026

No listed buildings nearbyClear

Daily essentials unavailable for this listing.

07Verify before exchange

Ask about this listing

Can you provide the current EPC certificate, since none is verified on record?
What specific works were included in the recent refurbishment — kitchen, bathroom, rewiring, or all three?
Has a Coal Authority mining search already been carried out for this specific plot?

0/19

8 from red flags

Property Condition

Nice to knowWhat improvements would raise the EPC rating?

Based on: No EPC rating currently verified for this property.

Location & Area

ImportantHow noisy is the property during different times of day?

Based on: Road noise rated Elevated at 55.9dB Lden.

ImportantAre there any noise issues from neighbours or nearby businesses?

Based on: Road noise rated Elevated at 55.9dB Lden.

Nice to knowHow busy is the road during rush hour?

Based on: Road noise rated Elevated at 55.9dB Lden.

Nice to knowAre there any planned road developments that might affect traffic?

Based on: Road noise rated Elevated at 55.9dB Lden.

Legal & Ownership

Must AskIs the property in a former mining area, and has a mining search been carried out?

Based on: Medium coal-mining risk flagged for this fringe-coalfield location.

ImportantHas a Coal Authority mining search been done for ground stability?

Based on: Medium coal-mining risk flagged for this fringe-coalfield location.

Costs & Finances

Nice to knowWhat are the estimated costs for improving energy efficiency?

Based on: No EPC rating currently verified for this property.

Appendix

08The neighbourhood

Neighbourhood ProfileFamily suburb

An area with family households and owner occupation. Check the household shares below; this category does not predict prices or turnover.

Deprivation8/10 (IMD2025)

Most deprivedLeast deprived

See the census profile· who lives here, homes, work, travel

Tenure mix

Owned outright35%
Mortgage/shared34%
Social rent8%
Private rent23%
Other0%

Life stages

Children19%
Young adults14%
Parents29%
Older37%

Household types

Single34%
Couples36%
Family w/ kids30%
Sharing1%
Other0%

Accommodation type

Detached22%
Semi-detached32%
Terraced10%
Flat36%

Economic activity

Employed62%
Retired23%
Student4%
Unemployed2%
Other8%

Travel to work

Public transport4%
Work from home49%
Drive42%
Active travel5%

General health

Very good56%
Good30%
Fair10%
Bad3%
Very bad1%

Heating mix

Mains gas79%
Electric12%
Low-carbon7%
Other1%
None1%

Ethnicity · diversity 73th percentile

White78%
Asian13%
Black4%
Other3%
Mixed1%

Diversity = Simpson's index, ranked vs all England + Wales MSOAs (ONS Census 2021 TS021).

Education Level 4+

59%+25 vs nat.

Overcrowding

1%-3 vs nat.

Migration turnover (1yr)

13%+2 vs nat.

Car-free households

18%-5 vs nat.

Higher share suggests walkable / transit-served area

Green space access

Nearest park 337m

ANGSt: district only · 0 site(s) ≥2ha within 300m

Affordability (Leeds)

6.5× earnings-1 vs nat.

England 7.6× · ONS 2025

Source: ONS Census 2021

Neighbourhood Character

Low conf.

established familiesleafy suburban

Roundhay is a well-established family suburb with a strong community feel. The area is home to professional households and families with children, with 30% of households containing families with kids and a median age of 40. Tree-lined streets, semi-detached and detached homes, and good access to green space create a settled, residential character suited to those seeking stability and outdoor amenity.

Updated 7 Sept 2026

Area Trajectory

Low conf.

Stable

Consistent property values with modest growth (+5.3% over 3 years) [sold-comps]Established residential infrastructure and community servicesStrong tenure mix (35% owned outright, 34% mortgage) indicating long-term residents [census-data]Low deprivation (IMD decile 8/10) and high employment (62% employed) [census-data]Mature neighbourhood with limited new-build development pressure

Roundhay is likely to remain a stable, desirable family suburb over the next 5 years. The area's established character, good schools, and green space access will continue to appeal to families and professionals, though growth will be gradual rather than transformative.

09Bills & services

EPC Rating

◀ Current

Average efficiency

Listing data — Pro verifies against the EPC register

View full certificate

Broadband

Med conf.

Max available speed

Ultrafast

300Mbps

download

Great for multiple users, streaming, and working from home

UK average ~69Mbps (Ofcom 2024) · this area meets or exceeds the national average

Fibre available

Ultrafast (300Mbps+)

Available providers

BTSkyTalkTalkPlusnetEE

Estimated by postcode area · verify with providers

Estimated

Updated 7 Sept 2026

Council TaxFrom listing

Band

Band D

£2,172

/year

Band D in Leeds, 2025/26.

Monthly

£181/month

Authority

Leeds

Band D is the national baseline. — paid by ~36% of households or above.

Band extracted from the property listing. Most councils offer 10-month payment plans.

Updated 7 Sept 2026

10Schools & services

Local Schools

Low conf.

Talbot Primary SchoolPrimary
0.3 miles — Within easy walking distance of the property
Allerton Grange SchoolSecondaryGood
0.6 miles — Ofsted rated Good; accessible by foot or short bus journey

A primary school sits just 0.3 miles away, and a Good-rated secondary is 0.6 miles distant. Verify current catchment arrangements and availability at gov.uk/school-performance-tables, as catchment boundaries can change.

AI estimate — verify on the official Ofsted register

Source:Ofsted· Updated 7 Sept 2026

Transport Links

Excellent bus connectivity with 28 bus stops within 1km, the nearest just 63 metres away. This gives you frequent local routes and good links across Leeds.

Leeds city centre is approximately 3 miles south; the M1 motorway (junction 43) is roughly 8 miles south-west.

Roundhay has strong local bus coverage but no railway station within walking distance. The area is car-friendly with good road links to Leeds city centre and the motorway network, though public transport is bus-based rather than rail.

11Sold nearby

Recent overall sales in this neighbourhood (2023-04–2026-05)

Median: £337,250

Range: £205,000 – £540,000

296 sales

Asking £450,000 sits at-market (between median and upper quartile).

Trend: +18.1% YoY · Source: HM Land Registry

Comparable Sales

semi-detached

Asking price

9, SHAFTESBURY ROAD, LEEDS

Semi-detached

£356,000

May 2024

-21% vs asking

17, NORMAN TERRACE, LEEDS

Semi-detached

£345,000

Aug 2024

-23% vs asking

1, ROMAN GROVE, LEEDS

Semi-detached

£385,000

Mar 2025

-14% vs asking

11, BEAUMONT AVENUE, LEEDS

Semi-detached

£423,500

May 2024

-6% vs asking

2, BEAUMONT AVENUE, LEEDS

Semi-detached

£335,595

Dec 2023

-25% vs asking

9, BEAUMONT AVENUE, LEEDS

Semi-detached

£440,000

Dec 2023

-2% vs asking

3, ROMAN GARDENS, LEEDS

Semi-detached

£390,000

Oct 2025

-13% vs asking

26, ROMAN GARDENS, LEEDS

Semi-detached

£342,500

Mar 2025

-24% vs asking

12Listing particulars

Property Details

3 bed1 bath1,080 sqftFreeholdEPCD

The same house, read twice.

One house, read twice

Roundhay, LS8

Area signals5

Property Condition

Costs & Finances

General Questions

Read a listing of your own

Roundhay, LS8

What if you offered less?

Flags & Issues

Listing Quality

Detailed Narrative

The overall score

Risk Assessment

The cost of owning it

What it costs

The headline numbers

Try an offer price

Money due on completion

What it costs to keep

The price and your offer

What it's worth

Your offer

Map

Safety & Environment

Property Condition

Location & Area

Legal & Ownership

Costs & Finances

Neighbourhood

Services

Local Amenities

Sold nearby

Comparable sales, one by one

Property Details

Don't make a £300,000 decision on a hunch.

Risk Assessment

The cost of owning it

What it costs

The headline numbers

Try an offer price

Money due on completion

What it costs to keep

The price and your offer

What it's worth

Your offer

Sold nearby

Comparable sales, one by one