Before you offer on a home at LS20 9JP: the checks to raise with your surveyor and conveyancer, whether an asking price stands up against what sold nearby, how prices here have moved since 1995, what it costs to run a home, and a buyer's report for every home on the postcode.
1 thing to raise before an offer, and a street where the typical sale was £165k. In Yeadon West.
1 to check4 clear£165k typical on Coppice Wood Avenue
The checklist
Before you make an offer
Check
Ground: shrink-swell clay (subsidence) moderate, landslides significantBGS rates the wider 5 km area for these; it describes the area, not the plot. Mention it to your surveyor, especially for an older home or big trees near the house.
Note
Radon: up to 1–3% of homes above the action levelThis 1 km square includes a radon affected area. Ask whether the home has been tested; a three-month test is simple and cheap, and only a test shows a home's level (UKHSA/BGS).
Note
Busy road: U, 280 m awayAbout 9,450 vehicles a day in 2019 (DfT traffic counts).
Clear
No coal mining riskOutside the Coal Authority's coalfield.
Clear
No river or sea flood risk recordedNot in the Environment Agency's high or medium risk areas. Surface water isn't included: check the exact address on GOV.UK.
Clear
Quiet by WHO standardsRoad traffic about 41 dB (24-hour average), under the WHO guideline of 53.
Clear
Gigabit broadband100% of premises in the postcode can get it (Ofcom).
£165ktypical sale on Coppice Wood Avenue, last 10 years
£2,840typical price per m² in Yeadon West
£1,530–£2,680per m² for homes at LS20 9JP sold since 2015
Multiply a home's floor area (on its energy certificate) by £2,840 for a neighbourhood benchmark: 90 m² comes to about £256k. Homes at LS20 9JP have sold below it. Check an asking price.
HM Land Registry sold prices; floor areas from energy certificates.
Trend
Prices in Yeadon West
Yeadon West
+56% over ten years (2015 to 2025).
Typical (median) sale price each year, all home types, HM Land Registry.
Values: sales since 2021 of homes with an energy certificate (bedrooms estimated from its rooms), carried to today on the local price index; the cheaper quarter is what a quarter of them go for under. Rents are estimates: the council's typical private rent (ONS) adjusted for how values here compare. Gross yield = a year's rent ÷ value, before costs. Compare it with other places