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Water Lane

Leeds, England

Semi-rural Mixed character Car + some transport Risk: Low Yield investment High confidence

Reality check: Affordable entry at £165,000 with hot market liquidity. Modest 0% growth over 5 years. However, car dependency limits the tenant pool and long-term upside.

Who Is This Street For?

Scored by profile based on what matters most to each group.

Best fit: InvestorsExcellent

Strong case: liquid market (score 90), affordable entry (£165,000). But transport (30) may limit tenant pool.

Families
Fair

Weak across environment (44), safety (45), or school access (60). Not ideal for children.

How this is calculated

Safety 30%, Schools 30%, Environment 20%, Amenities 10%, Energy 10%

Young Professionals
Below Average

Limited connectivity (transport 30, walkability 45). May not suit a commuting lifestyle.

How this is calculated

Transport 35%, Walkability 30%, Amenities 25%, Market 10%

Investors
Excellent

Strong case: liquid market (score 90), affordable entry (£165,000). But transport (30) may limit tenant pool.

How this is calculated

Liquidity 35%, Market 35%, Price trend bonus up to +30

Retirees
Below Average

Limited by safety (45), environment (44), service access (30). Not ideal for settled retirement.

How this is calculated

Safety 25%, Environment 25%, Amenities 20%, Energy 15%, Walkability 15%

First-time Buyers
Fair

Good entry point at £165,000 with transport trade-offs.

How this is calculated

Affordability 40%, Transport 25%, Amenities 20%, Safety 15%

49
Liveability Score
Top 47% in LeedsTop 46% nationally
High confidence Based on 175 transactions, 5 data sources

How Life Works Here

Water Lane is located in Leeds, near Horsforth. Crime is around average for the area, with 115 incidents in the past year. The most commonly reported category is violence and sexual offences. Violent offences account for 50% of reported crimes. Some amenities are available nearby, though a car may be useful for regular errands like grocery shopping. The nearest transport stop is 293m away (bus). Rail links may require a connecting journey. The median property price is £165,000, with moderate growth of 0% over five years. Based on 175 transactions recorded since 2014. The market is highly active with frequent sales. The local area has a moderate population. There are 3 schools within 2 km, 3 rated Good or Outstanding by Ofsted. Primary schools are nearby, though secondary options may require travel. The nearest school is just 467m away. This street may particularly suit property investors. Market indicators suggest an upward trend. Overall, this street scores 49 out of 100 for liveability.

Nearby Services (5 km)

Score Breakdown

Each dimension scored 0-100 from open government data. Source listed under each bar.

Safety (area) Fair (45)

police.uk crime data (12-month rolling), LSOA-level area, not street-level

Daily Access Below Average (30)

OpenStreetMap amenities within 2km

Transport Below Average (30)

DfT NaPTAN + TfL stops

Environment Below Average (44)

DEFRA noise & air quality, OS green space

Market Value Excellent (85)

HM Land Registry price paid data

Family Good (60)

GIAS schools + Ofsted ratings

Walkability Fair (45)

OSM footpath density + connectivity

Energy Data pending

EPC Register — awaiting public API access

Flood Risk Excellent (90)

Environment Agency flood zones

Property Market

£165,000
Median Price
175
Transactions (2014–2025)
+0.1%
5-Year Price Trend

Flat/Maisonette | Leasehold | Market: hot

Source: HM Land Registry Price Paid Data (Open Government Licence v3.0)

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Public Services Nearby

Public facilities within walking distance from Water Lane, with detailed information for each.

gyms & sports centres (3)

hospitals (1)

All hospitals in Leeds →

libraries (2)

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parks & green spaces (5)

schools (5)

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Transport Links

Rawdon Crematorium bus_stop293m
Hall Lane bus_stop316m
Horsforth Rdbt bus_stop529m
Horsforth Roundabout bus_stop579m

Similar Streets

Data Transparency

5 open data sources
68% data uniqueness
View all data sources
  • OS Open Roads — Crown copyright and database right
  • HM Land Registry Price Paid Data — Crown copyright
  • police.uk crime data — Open Government Licence v3.0
  • OpenStreetMap — ODbL licence
  • DfT NaPTAN — Open Government Licence v3.0
  • GIAS schools data — Crown copyright
  • Environment Agency flood data — OGL v3.0
  • DEFRA noise and air quality — OGL v3.0
  • ONS Census 2021 — Open Government Licence v3.0

All scores are computed from publicly available government and open data. No proprietary data is used. Scores reflect statistical patterns, not guarantees.

Data updated: