Water Lane
Leeds, England
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.
Strong case: liquid market (score 90), affordable entry (£165,000). But transport (30) may limit tenant pool.
Weak across environment (35), safety (45), or school access (60). Not ideal for children.
How this is calculated
Safety 30%, Schools 30%, Environment 20%, Amenities 10%, Energy 10%
Limited connectivity (transport 30, walkability 45). May not suit a commuting lifestyle.
How this is calculated
Transport 35%, Walkability 30%, Amenities 25%, Market 10%
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
Limited by safety (45), environment (35), service access (30). Not ideal for settled retirement.
How this is calculated
Safety 25%, Environment 25%, Amenities 20%, Energy 15%, Walkability 15%
Good entry point at £165,000, but transport (30) means car needed and environment (35) is below average.
How this is calculated
Affordability 40%, Transport 25%, Amenities 20%, Safety 15%
Things You Should Know
Environment score 35/100 is low for a location with limited urban amenities. Nearby road noise, industrial activity, or air quality issues may affect quality of life.
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.
Score Breakdown
Each dimension scored 0-100 from open government data. Source listed under each bar.
police.uk crime data (12-month rolling)
OpenStreetMap amenities within 2km
DfT NaPTAN + TfL stops
DEFRA noise & air quality, OS green space
HM Land Registry price paid data
GIAS schools + Ofsted ratings
OSM footpath density + connectivity
EPC Register — awaiting public API access
Environment Agency flood zones
Property Market
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 (4)
- COR Personal Fitness 671m · 8 min walk
- Slim Fit Life Ltd 1210m · 15 min walk
- Project: Reform Pilates Studio 1337m · 17 min walk
- Yarnbury Rugby Club 1463m · 18 min walk
libraries (2)
- Andrew Kean Learning Centre 1443m · 18 min walk
- Horsforth library 1508m · 19 min walk
parks & green spaces (2)
- Horsforth Hall Park 749m · 9 min walk
- Horsforth Community Garden 767m · 10 min walk
schools (5)
- West End Primary School 468m · 6 min walk
- Horsforth Featherbank Primary School 1390m · 17 min walk
- Horsforth Newlaithes Primary School 1441m · 18 min walk
- Rawdon St Peter's Church of England Voluntary Controlled Primary School 1469m · 18 min walk
- Westbrook Lane Primary School 1516m · 19 min walk
Transport Links
Similar Streets
- Mill Way — Leeds46
- Houghley Close — Leeds49
- Manston Lane — Leeds49
- Roach Hill View — Leeds48
- Paddock Drive — Leeds48
Data Transparency
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.