Leeds · LS8 2JU · 1-bed
Wetherby Road, Leeds
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Asking price
£60,000
Verdict
Worth a closer look — area data is mixed
What you could do with it
Estimated gross yields from current rental comps. Numbers are pre-cost — service, voids, mortgage, management still come off these.
Standard BTL
Best fit£812/mo
16.2% gross yield
Open-market tenant on a 12-month AST.
LHA / Section 8
£573/mo
11.5% gross yield
Council-paid tenant. Stable rent, longer tenancies, slight discount to market.
Council lease
£487/mo
9.7% gross yield
3–5 yr guaranteed-rent lease to a housing association. Hands-off.
Who is this for?
Quick read across the buyer personas. ✅ = good fit · ⚠ = workable with caveats · ❌ = look elsewhere.
Family home
Not the right shape for a family.
Standard BTL
16.2% gross — clears typical 5%+ break-even threshold.
Buy + rent later
Rents would more than cover BTL mortgage costs if life changes.
The numbers
England (SDLT) · 75% LTV mortgage at 5.5% over 25 years (capital repayment).
Stamp duty
First-time buyer
£0
Home mover
£0
2nd home / BTL
£3,000
Mortgage @ 75% LTV
- Loan
- £45,000
- Deposit
- £15,000
- Per month
- £276
Cash you'd need to walk in (deposit + investor SDLT, before legal/survey): £18,000
Should you pay this?
City-wide stats vary too much within the 1-bed homes segment to give you a confident £ comparison. A 1-bed home in a quieter postcode can sit £200k+ apart from one in a hot postcode just down the road.
Before bidding: walk the street, pull HM Land Registry sold prices for this postcode sector, and check what genuinely-similar homes have actually transacted at over the last 12 months.
What it'd rent for
£812/month16.24% gross yield
Based on 2,041 live rentals in Leeds · 1-bed homes here average £807/mo.
Most landlords need 5%+ gross to break even after costs in this area, so this is a decent fallback if your plans shift.
Property features
- []
Loading nearby sold…
5-year price trend
Crime risk
Flood risk
Schools & Ofsted
Catchment area is the #1 driver of family-let demand and exit liquidity in the suburbs. Verify the local primary + secondary ratings before offering — an Outstanding catchment can add 5–10% to £/sqft; Inadequate is a permanent drag.
- All schools within 2 miles (DfE GIAS) — official register, last Ofsted, type
- Ofsted reports for LS8 2JU — full inspection reports + history
- Catchment visualiser (Locrating) — free-tier school-catchment map
Catchments aren't published nationally; many schools use distance-from-school as the deciding factor. The links above give you the official data; only the local authority can confirm a specific year's catchment boundary.
Area pulse
- 9,959 new listings here in the last month — good comparable supply.
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