BRICK.Property Intelligence

31 Mar 2026

📷 8 photos - tap to enlarge

Bayswater Place, Harehills, Leeds, LS8

LS81QQ

£100,000

2 bed1 bathTerraced77m² / 829 sqftEPC DOwner-occupiedBuilt England and Wales: 1930-1949

£460/sqft

View original listing

Key numbers

Comp median

£131,000

-24% vs asking

Est. rent

£900/mo

10.8% gross yield

Condition

5/10

Average

SDLT

£3,000

Running costs

£357/mo

2yr trend

-2.8%

fast liquidity

AI Summary

At £100,000 this back-to-back terrace is priced below the local comparable median of £131,000, reflecting its dated condition and the auction sale method. The property requires a full modernisation programme — budget realistically for £35,000–£50,000 in works — which means total outlay before the property is habitable or lettable will be meaningful. Buyers should factor in the auction reservation fee, a thorough pre-purchase survey given the exterior deterioration and ivy growth, and an independent electrical and plumbing inspection before committing.

Comparable sales - 19 transactions

Median ARV

£131,000

Min

£60,000

Max

£672,500

46 SANDHURST AVENUE

Nov 2025Terraced85m²

£135,000

12 ASHTON VIEW

Oct 2025Terraced65m²

£110,000

24 ASHTON GROVE

Oct 2025Terraced71m²

£92,000

29 DARFIELD ROAD

Oct 2025Terraced67m²

£122,000

22 RAVENSCAR AVENUE

Dec 2025Terraced82m²

£341,500

Asking price is 24% below the comparable median of £131,000

~£900/mo

Based on 7 nearby lettings · range £695–£1,125/mo

Gross yield

10.8%

Median

£900

pcm

Low

£695

pcm

High

£1,125

pcm

7 rentals foundwithin 1 mi10.8% gross yield

Oaklands Street, Gipton, LEEDS

2 bedHouseLet Agreed

£1,125pcm

Ravenscar Avenue, Leeds, LS8

2 bedTerraced

£995pcm

Bayswater Road, Leeds, LS8

2 bedTerraced

£950pcm

Elford Grove, Leeds, LS8

2 bedTerraced

£900pcm

Conway Avenue, Leeds, LS8

2 bedTerraced

£895pcm

Cowper Grove, Leeds, West Yorkshire, LS8

2 bedTerraced

£725pcm

Bayswater Row, Leeds, West Yorkshire, LS8

2 bedTerraced

£695pcm

Gross rental yield: 10.8% based on asking price

Stamp Duty Land Tax (SDLT) · England & N. Ireland

Purchase price: £100,000 · Effective rate: 3.0%

£3,000

£0 – £100,000 @ 3%£3,000

Total SDLT£3,000

Stamp Duty Land Tax applies in England & Northern Ireland. Higher rates apply to additional properties. First-time buyer relief available on properties up to £500,000.

Due within 14 days of completion. Your solicitor typically handles filing and payment.

Mortgage Brokers

Habito★★★★★

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Solicitors & Conveyancers

Conveyancing Direct★★★★☆

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Verified partners selected for your area. Always compare multiple quotes.

AI photo assessment

Condition

5/10

Average

Kerb appeal

4/10

Exteriorpoor

Interiordated

GardenNot visible

Positives from photos

Terraced property with period character (red brick Victorian/Edwardian)Functional kitchen with integrated appliances presentBathroom has shower over bath (space-efficient)Multiple bedrooms with reasonable ceiling heightsGood natural light from windowsSpacious living room with fireplace feature (Image 6)Property appears structurally sound (no visible cracking/subsidence)Usable condition — not requiring emergency works

Concerns from photos

Significant exterior deterioration — render/paint failure suggests potential damp/weather exposure issuesOvergrown ivy on facade may be masking structural issues or causing dampNo evidence of recent external maintenance or investmentDated systems throughout suggest potential hidden costs (electrics, plumbing, heating)Harehills area — neighbourhood context suggests lower-value market segment

Current EPC

62/100

→

Potential

76/100

WallsCavity wall

Cavity wall, filled cavity

Wall insulation cost£300 – £1,200

HeatingMains gas — standard, good resale

Heating cost£1,083/yr → £1,025/yr potential

GlazingGlazing type unknown

Mains gasYes

Estimated annual saving of £58 if all EPC-recommended upgrades are completed

£31,500 – £56,700

Full kitchen refit, complete bathroom strip and refit, replacement flooring throughout, full redecoration including artex ceiling treatment, exterior render repair and repaint, ivy removal and facade remediation, plus contingency for electrical consumer unit upgrade and boiler/heating system check across 77m².

Wall insulation: ~£700. Could save ~£58/yr on energy.

Nearby schools

Hovingham Primary School0.95km - community

St Augustine's Catholic Primary School, A Voluntary Academy1.2km - academy

Gledhow Primary School1.22km - community

Harehills Primary School1.46km - community

School data from OpenStreetMap. Check Ofsted for official inspection ratings.

Crime risk

28 burglaries/yrHIGH

Crime - 448 incidents (2026-01)

violent crime184

vehicle crime35

criminal damage arson33

other theft31

anti social behaviour30

burglary28

shoplifting27

drugs24

Crime data from Police UK. Covers incidents reported within approximately 1 mile.

Coal miningLow

Low coal mining risk

Planning applicationsNone found

Estimated monthly costs

£357/mo

Energy£90/mo

EPC certificate (heating + hot water + lighting)

Council tax£157/mo

Estimated Band D from 77m² floor area

Water£43/mo

Regional average (local provider)

Broadband£30/mo

Estimated UK average

Insurance£37/mo

Estimated from 77m² (Terraced)

Total£357/mo

These are estimates based on averages and EPC data. Actual costs will vary depending on usage, provider, and local authority rates.

2yr price trend

-2.8%stable

Sales volume9.6 sales/month

Market liquidityFAST

Sector score55.2/100

Moderate transaction volume in this area.

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BRICK. Property Intelligence

Report prepared 31 March 2026

Data sources

HM Land Registry, EPC Register, Environment Agency, Police UK, OpenStreetMap, planning.data.gov.uk, Coal Authority, SpareRoom, and portal listing data. Market statistics derived from 30M+ recorded transactions.

Important

This report is for informational purposes only and does not constitute financial, legal, or investment advice. Property values, costs, and market data are estimates based on publicly available sources. While we strive for accuracy, we make no warranties about the completeness or reliability of the information. Always conduct your own due diligence and seek independent professional advice before making property decisions. Brickstack Ltd accepts no liability for any loss arising from the use of this report.