BRICK.
Adrian House, Spencer Place, Leeds
LS72DS
£280,000
Key numbers
Comp median
£182,500
+53% vs asking
Est. rent
£1,050/mo
4.5% gross yield
Condition
8/10
Good
SDLT
£9,900
Running costs
£329/mo
2yr trend
-1.3%
slow liquidity
AI Summary
Adrian House is a newly converted, high-specification apartment in Chapeltown, Leeds, presented in excellent condition with modern finishes throughout. However, the asking price of £280,000 sits materially above the local comp median of £182,500, and with no recent comparable sales in the last 12 months, it is difficult to independently validate this pricing level — buyers should seek current market evidence before proceeding. The area has genuine regeneration appeal and cultural character, but the slow sales velocity and flat price trend suggest the market here is not yet moving at the pace the listing implies.
Comparable sales - 20 transactions
Median ARV
£182,500
Min
£90,000
Max
£292,000
6 TEALE COURT
£190,000
26 NEWTON PARK COURT
£115,000
VICTORIA HOUSE, 12 FLAT 104 SKINNER LANE
£95,000
348 FLAT 4 STAINBECK ROAD
£182,000
6 HILLSIDE COURT
£185,000
~£1,050/mo
Based on 23 nearby lettings · range £900–£1,450/mo
Gross yield
4.5%
Median
£1,050
pcm
Low
£900
pcm
High
£1,450
pcm
£1,200pcm
£1,450pcm
£1,375pcm
£1,315pcm
£1,300pcm
£1,250pcm
£1,200pcm
£1,195pcm
Stamp Duty Land Tax (SDLT) · England & N. Ireland
Purchase price: £280,000 · Effective rate: 3.5%
£9,900
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
UK-wide online mortgage broker · Free, whole-of-market
Solicitors & Conveyancers
Online conveyancing · Fixed fees from £595 · No completion, no fee
Verified partners selected for your area. Always compare multiple quotes.
AI photo assessment
Condition
8/10
ExcellentKerb appeal
8/10
Positives from photos
Cavity wall, filled cavity
Estimated annual saving of £54 if all EPC-recommended upgrades are completed
Wall insulation: ~£700. Could save ~£54/yr on energy.
Crime - 454 incidents (2026-01)
Crime data from Police UK. Covers incidents reported within approximately 1 mile.
Low coal mining risk
Estimated monthly costs
£329/mo
EPC certificate (heating + hot water + lighting)
Estimated Band D from 80m² floor area
Regional average (local provider)
Estimated UK average
Estimated from 80m² (Flat)
These are estimates based on averages and EPC data. Actual costs will vary depending on usage, provider, and local authority rates.
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.
BRICK. Property Intelligence
Data: HM Land Registry, EPC Register, Environment Agency, Police UK, OpenStreetMap, planning.data.gov.uk, Coal Authority. Market statistics from 30M+ transactions.
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. 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.
9 April 2026 | brickstack.co.uk