Flats/Maisonettes

42 NARROWBOAT WHARF

RODLEY, LEEDS, WEST YORKSHIRE, LS13 1RE

£173,000

Location

Map view View on Google Maps View on OpenStreetMap Street View LS13 1RE

Nearby

Nearest stations, universities and amenities (distance from property).

Type	Name	Distance
Shop	Rodley Convenience Store	0.1 miles
Bus stop	Town Street Cowley Road	0.1 miles
Train station	Kirkstall Forge	1.2 miles
University	Leeds Trinity University	1.9 miles
Hospital	Eccleshill NHS Treatment Centre	2.3 miles

Property details

Tenure

Leasehold

Property type

Flat

Bedrooms

Bathrooms

Floor area

64 m²

EPC rating

Year built

England and Wales: 1996-2002

Last sold

£173,000 Feb 2026

Price per m²

£2,703/m²

Local average

£136,945 (10 sales)

Street crime

119 incidents within 1 mile (May 2026)

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: B

Inspection date: 23/09/2025

Expiry date: 22/09/2035

Current heating cost: £303/year

Potential heating cost: £290/year

Est. upgrade cost to C: £3,240

Recommendations

Low energy lighting for all fixed outlets (£360 - £420)
Replace boiler with new condensing boiler (£2,200 - £3,500)

View full EPC on gov.uk

Price history

Event	Date	Price	Type	% change	Today’s value (HPI)	Action
Sold	13/02/2026	£173,000	Flat	—	£173,510 to April 2026	View transaction

Historic listings

Listing and sale events only where we matched the listing page to a Land Registry sale already on record for this address.

Event	Date	Price
sold	01/01/2026	£173,000
listed	18/07/2025	£175,000
sold	01/01/2015	£141,250
sold	01/01/2002	£110,950

Photos · Open listing

Sold comparables

Same street and nearby sales within 0.25 miles (last 5 years). Land Registry Price Paid Data.

Address	Price	Date	Type
29 WOODESON LEA, LEEDS, WEST YORKSHIRE, LS13 1RJ	£130,000	10/10/2025	Flat
10 TOWN STREET, RODLEY, LEEDS, WEST YORKSHIRE, LS13 1HP	£127,500	20/09/2023	Flat
RODLEY HALL, 151 3 TOWN STREET, RODLEY, LEEDS, WEST YORKSHIRE, LS13 1HW	£230,000	27/07/2023	Flat
RODLEY LODGE 2 TOWN STREET, RODLEY, LEEDS, WEST YORKSHIRE, LS13 1QB	£145,000	21/12/2022	Flat
3 CANALBANK VIEW, LEEDS, WEST YORKSHIRE, LS13 1RG	£174,000	02/12/2022	Flat
29 WOODESON LEA, LEEDS, WEST YORKSHIRE, LS13 1RJ	£135,000	16/11/2022	Flat
RODLEY HALL, 151 7 TOWN STREET, RODLEY, LEEDS, WEST YORKSHIRE, LS13 1HW	£199,999	10/11/2022	Flat
3 ST ANDREWS CLOSE, LEEDS, WEST YORKSHIRE, LS13 1JE	£220,000	31/10/2022	Flat
71 NARROWBOAT WHARF, RODLEY, LEEDS, WEST YORKSHIRE, LS13 1RE	£134,950	26/08/2022	Flat
63 NARROWBOAT WHARF, RODLEY, LEEDS, WEST YORKSHIRE, LS13 1RE	£175,000	15/07/2022	Flat
14 WOODESON LEA, LEEDS, WEST YORKSHIRE, LS13 1RJ	£152,000	01/07/2022	Flat
54 NARROWBOAT WHARF, RODLEY, LEEDS, WEST YORKSHIRE, LS13 1RE	£133,000	27/05/2022	Flat
61 NARROWBOAT WHARF, RODLEY, LEEDS, WEST YORKSHIRE, LS13 1RE	£182,000	04/03/2022	Flat
24 WOODESON LEA, LEEDS, WEST YORKSHIRE, LS13 1RJ	£125,000	19/01/2022	Flat
RODLEY HALL, 151 9 TOWN STREET, RODLEY, LEEDS, WEST YORKSHIRE, LS13 1HW	£163,000	17/12/2021	Flat
7 WOODESON LEA, LEEDS, WEST YORKSHIRE, LS13 1RJ	£126,500	08/12/2021	Flat
2A FLAT 2 ST ANDREWS CLOSE, LEEDS, WEST YORKSHIRE, LS13 1JE	£150,000	03/12/2021	Flat
PARKWAY HOUSE, 2A APARTMENT 1 ST ANDREWS CLOSE, LEEDS, WEST YORKSHIRE, LS13 1JF	£135,000	25/11/2021	Flat
PARKWAY HOUSE, 2A APARTMENT 4 ST ANDREWS CLOSE, LEEDS, WEST YORKSHIRE, LS13 1JF	£165,000	25/11/2021	Flat
53 NARROWBOAT WHARF, RODLEY, LEEDS, WEST YORKSHIRE, LS13 1RE	£182,500	22/10/2021	Flat

Area average: £159,272 (20 sales)

For sale comparables

No active for-sale comparables found within 1 mile for the same bedrooms and property type.

Capital growth trend

Land Registry outcode average: last 12 months vs 5y and 10y ago (from sold prices).

5y growth 30.2%

10y growth 47%

House Price Index (HM Land Registry — official index, not sold-price averages): Leeds. Series: Flats and maisonettes. As of April 2026.

1y (index) -0.8%

5y (index) 10.6%

10y (index) 40.1%

Rental Range

Estimated market rent for Leeds. Low = conservative, Realistic = average, Optimistic = best case.

Low £1,021/mo

Realistic £1,134/mo

Optimistic £1,247/mo

Based on Local Authority from postcode lookup → Leeds.

LHA (30th percentile) floor for Leeds: Apr 2025 – Mar 2026

Rental Comparables

Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.

Title	Rent	Beds	Distance	As seen on
2 Bed Semi-Detached House, Kirk Drive, LS18	£800/mo	2	0.67 miles	OpenRent
2 Bed Terraced House, New Park Vale, LS28	£999/mo	2	0.75 miles	OpenRent
2 Bed Flat, Half Mile Close, LS28	£750/mo	2	0.9 miles	OpenRent

Average rent: £850/mo (3 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.46%

Max investor price (0.8%) £100,000

Target investor price (1%) £80,000

Gross yield 5.5%

Cost-to-rent ratio 18×

Monthly cashflow £14/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 0.3%

Rent ratio — Monthly rent ÷ purchase price (1% rule). 1%+ = strong, 0.8–1% = okay, <0.8% = weak for cashflow.
Max investor price — Rent ÷ 0.8%; the price at which rent would be 0.8% of price (Stoke-style target).
Target investor price — Rent ÷ 1%; the price at which rent would be 1% of price (strong cashflow band).
Gross yield — Annual rent as % of purchase price (no costs).
Cost-to-rent — Price ÷ annual rent (from OpenRent comparables). Under 14× = strong, 14–16× = acceptable, 17×+ = compressed.
Cashflow — Rent minus mortgage, 10% maintenance, £25/mo compliance. Assumes 75% LTV, 3.95% APR (5yr fixed), 25yr term.
ROI — Annual profit ÷ cash in (deposit + 4% purchase costs).

Flood risk

Zone: 1

Risk: Low

Not in Flood Risk Area (no data)

Street-level crime

Category	Count
Violence and sexual offences	47
Anti-social behaviour	15
Criminal damage and arson	11
Public order	10
Burglary	6
Other crime	6
Other theft	5
Vehicle crime	5
Bicycle theft	4
Shoplifting	4
Drugs	2
Robbery	2
Theft from the person	2
Total incidents	119

Within 1 mile during May 2026. Source: data.police.uk (England & Wales).

Schools nearby

Nearest open schools with Ofsted ratings (England). Closed schools are not shown. Data from Get Information about Schools and Ofsted.

Name	Type	Distance	Ofsted
Valley View Community Primary School	Primary	0.4 miles	— (Inspected (no overall grade))
Horsforth Newlaithes Primary School	Primary	0.6 miles	Good — 6 Feb 2013
Leeds West Academy	Secondary	0.6 miles	Good — 9 Jun 2019
Summerfield Primary School	Primary	0.6 miles	Good — 10 Nov 2014
Farsley Springbank Primary School	Primary	0.8 miles	Good — 11 Sep 2017

FENSA

No FENSA certificates found for this address.

# 42 NARROWBOAT WHARF, RODLEY, LEEDS, WEST YORKSHIRE, LS13 1RE

## Property details

- Slug: `9546e4a` (address key hash: `9546e4ada780b1bb7f63c670bca5fd0c82fb5e57`)
- Postcode: LS13 1RE
- Transactions on record: 1

- Tenure: Leasehold
- Property type: Flat
- Bedrooms: 2
- Bathrooms: 2
- Floor area: 64 m²
- EPC rating: C
- Year built: England and Wales: 1996-2002
- Last sold: £173,000 Feb 2026
- Price per m²: £2,703/m²
- Local average: £136,945 (10 sales)
- Street crime: 119 incidents within 1 mile (May 2026)

## Latest sale

- Price: £173,000
- Date: 2026-02-13
- Type: F
- Tenure: L

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 22/09/2035
- **Current heating cost:** £303/year
- **Est. upgrade cost to C:** £3,240

### Recommendations
- E (£360 - £420)
- I (£2,200 - £3,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2772-3054-1201-8545-9204)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-02-13 | £173,000 | Flat | — | £173,510 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/4c1b673f-d5fd-d8ea-e063-4704a8c0bf7d) |

*Today’s value (HPI): adjusted using published house price index trends for the area and property type; not a valuation of the property today.*

## Sales History

*Recorded sales for this property. Data from Land Registry Price Paid.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 42 NARROWBOAT WHARF, RODLEY, LEEDS, WEST YORKSHIRE, LS13 1RE | £173,000 | 13/02/2026 | Flat |

## Historic listings

Listing activity only where we matched the listing to a Land Registry sale already on record for this address.

- Matched listing: [164679143](http://87.117.209.195:8080/listings/79c3139)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £173,000 |
| listed | 2025-07-18 | £175,000 |
| sold | 2015-01-01 | £141,250 |
| sold | 2002-01-01 | £110,950 |

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 29 WOODESON LEA, LEEDS, WEST YORKSHIRE, LS13 1RJ | £130,000 | 10/10/2025 | Flat |
| 10 TOWN STREET, RODLEY, LEEDS, WEST YORKSHIRE, LS13 1HP | £127,500 | 20/09/2023 | Flat |
| RODLEY HALL, 151 3 TOWN STREET, RODLEY, LEEDS, WEST YORKSHIRE, LS13 1HW | £230,000 | 27/07/2023 | Flat |
| RODLEY LODGE 2 TOWN STREET, RODLEY, LEEDS, WEST YORKSHIRE, LS13 1QB | £145,000 | 21/12/2022 | Flat |
| 3 CANALBANK VIEW, LEEDS, WEST YORKSHIRE, LS13 1RG | £174,000 | 02/12/2022 | Flat |
| 29 WOODESON LEA, LEEDS, WEST YORKSHIRE, LS13 1RJ | £135,000 | 16/11/2022 | Flat |
| RODLEY HALL, 151 7 TOWN STREET, RODLEY, LEEDS, WEST YORKSHIRE, LS13 1HW | £199,999 | 10/11/2022 | Flat |
| 3 ST ANDREWS CLOSE, LEEDS, WEST YORKSHIRE, LS13 1JE | £220,000 | 31/10/2022 | Flat |
| 71 NARROWBOAT WHARF, RODLEY, LEEDS, WEST YORKSHIRE, LS13 1RE | £134,950 | 26/08/2022 | Flat |
| 63 NARROWBOAT WHARF, RODLEY, LEEDS, WEST YORKSHIRE, LS13 1RE | £175,000 | 15/07/2022 | Flat |
| 14 WOODESON LEA, LEEDS, WEST YORKSHIRE, LS13 1RJ | £152,000 | 01/07/2022 | Flat |
| 54 NARROWBOAT WHARF, RODLEY, LEEDS, WEST YORKSHIRE, LS13 1RE | £133,000 | 27/05/2022 | Flat |
| 61 NARROWBOAT WHARF, RODLEY, LEEDS, WEST YORKSHIRE, LS13 1RE | £182,000 | 04/03/2022 | Flat |
| 24 WOODESON LEA, LEEDS, WEST YORKSHIRE, LS13 1RJ | £125,000 | 19/01/2022 | Flat |
| RODLEY HALL, 151 9 TOWN STREET, RODLEY, LEEDS, WEST YORKSHIRE, LS13 1HW | £163,000 | 17/12/2021 | Flat |
| 7 WOODESON LEA, LEEDS, WEST YORKSHIRE, LS13 1RJ | £126,500 | 08/12/2021 | Flat |
| 2A FLAT 2 ST ANDREWS CLOSE, LEEDS, WEST YORKSHIRE, LS13 1JE | £150,000 | 03/12/2021 | Flat |
| PARKWAY HOUSE, 2A APARTMENT 1 ST ANDREWS CLOSE, LEEDS, WEST YORKSHIRE, LS13 1JF | £135,000 | 25/11/2021 | Flat |
| PARKWAY HOUSE, 2A APARTMENT 4 ST ANDREWS CLOSE, LEEDS, WEST YORKSHIRE, LS13 1JF | £165,000 | 25/11/2021 | Flat |
| 53 NARROWBOAT WHARF, RODLEY, LEEDS, WEST YORKSHIRE, LS13 1RE | £182,500 | 22/10/2021 | Flat |

**Area average:** £159,272 (20 sales)

## Capital growth trend

*Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.*

- **5y growth:** 30.2%
- **10y growth:** 47%

## House Price Index (HM Land Registry)

*Official index for Leeds; Flats and maisonettes series; as of April 2026.*

- **1y growth (index):** -0.8%
- **5y growth (index):** 10.6%
- **10y growth (index):** 40.1%

## Rental Range

*ONS Price Index of Private Rents (Leeds). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £1,021/mo
- **Realistic:** £1,134/mo
- **Optimistic:** £1,247/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Leeds (Apr 2025 – Mar 2026).*

## Rental Comparables

*Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 2 Bed Semi-Detached House, Kirk Drive, LS18 | £800/mo | 2 | 0.67 miles | OpenRent |
| 2 Bed Terraced House, New Park Vale, LS28 | £999/mo | 2 | 0.75 miles | OpenRent |
| 2 Bed Flat, Half Mile Close, LS28 | £750/mo | 2 | 0.9 miles | OpenRent |

**Average rent: £850/mo (3 listings)**

## 1% Rule

- **Rent ratio:** 0.46% (weak for cashflow)
- **Max investor price (0.8%):** £100,000
- **Target investor price (1%):** £80,000

*Monthly rent ÷ price. 1%+ = strong, 0.8–1% = okay, <0.8% = weak. Max investor price = rent ÷ 0.8% (Stoke-style target). Target investor price = rent ÷ 1% (strong cashflow band). Based on OpenRent comparables.*

## Rent-driven metrics

*Based on OpenRent comparables (median £800/mo).*

- **Gross yield:** 5.5%
- **Cost-to-rent:** 18×
- **Monthly cashflow:** £14/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 0.3%

*Gross yield = annual rent as % of price (no costs). Cost-to-rent = price ÷ annual rent (from OpenRent comparables); under 14× = strong, 14–16× = acceptable, 17×+ = compressed. Cashflow = rent − mortgage − 10% maintenance − £25/mo compliance; assumes 75% LTV, 3.95% APR (5yr fixed), 25yr term. ROI = annual profit ÷ cash in (deposit + 4% purchase costs).*

## Flood risk

- **Zone:** 1
- **Risk:** Low
- **Source:** Not in Flood Risk Area (no data)

[Check long-term flood risk (GOV.UK)](https://check-long-term-flood-risk.service.gov.uk/postcode)

## Street-level crime

| Category | Count |
|----------|-------|
| Violence and sexual offences | 47 |
| Anti-social behaviour | 15 |
| Criminal damage and arson | 11 |
| Public order | 10 |
| Burglary | 6 |
| Other crime | 6 |
| Other theft | 5 |
| Vehicle crime | 5 |
| Bicycle theft | 4 |
| Shoplifting | 4 |
| Drugs | 2 |
| Robbery | 2 |
| Theft from the person | 2 |
| **Total incidents** | **119** |

*Within 1 mile during May 2026. Source: data.police.uk (England & Wales).*

## Schools nearby

*Nearest open schools with Ofsted ratings (England). Closed schools are not shown.*

| Name | Type | Distance | Ofsted |
|------|------|----------|--------|
| Valley View Community Primary School | Primary | 0.4 miles | — (Inspected (no overall grade)) |
| Horsforth Newlaithes Primary School | Primary | 0.6 miles | Good — 6 Feb 2013 |
| Leeds West Academy | Secondary | 0.6 miles | Good — 9 Jun 2019 |
| Summerfield Primary School | Primary | 0.6 miles | Good — 10 Nov 2014 |
| Farsley Springbank Primary School | Primary | 0.8 miles | Good — 11 Sep 2017 |