# 2 bedroom flat for sale (LS13 1RE)

## Property Details

| Key | Value |
|-----|-------|
| Address | 42 NARROWBOAT WHARF, LEEDS, RODLEY, WEST YORKSHIRE LS13 1RE |
| Price | £175,000 |
| Bedrooms | 2 |
| Bathrooms | 2 |
| Council tax | TBC |
| Last sold | £173,000 Feb 2026 |

## 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)

## Description

Nestled along the picturesque canal, this captivating property offers a blend of modern living and serene views, ideal for both relaxation and everyday convenience. The centrepiece of this home is its open-plan kitchen diner, perfect for both entertaining and relaxing alike. The upgraded kitchen features built-in appliances and offers an abundance of natural light from windows on both sides, including a Juliet balcony that provides stunning views over the canal. The main bedroom boasts built-in wardrobes and benefits from a en suite shower room. The second bedroom is a versatile space currently serving as an office and walk-in wardrobe, easily adaptable back into a bedroom as needed. Completing the living accommodation is a good sized bathroom off the hallway, equipped with a three-piece suite, ensuring functionality and comfort in equal measure.

Outside, the property extends its allure with well-maintained communal grounds that offer direct access to the canal, providing the perfect setting for leisurely walks and a tranquil escape from the hustle and bustle of daily life. The property includes a designated parking space, with additional visitor spots available for guests, adding to the convenience and practicality of this delightful home. Whether you prefer an afternoon stroll along the canal or the assurance of accessible parking, this property accommodates every lifestyle need.

Nestled in the increasingly popular village of Rodley, this home offers the perfect blend of community charm and urban convenience. Residents can enjoy a welcoming local atmosphere, complete with a variety of independent shops, cosy cafés, traditional pubs, and restaurants. The nearby areas of Calverley, Horsforth, and Farsley further enhance the lifestyle on offer, boasting a wider selection of eateries, bars, and leisure options.

Commuters will appreciate the excellent transport links, with the A6120 Ring Road providing straightforward access to Leeds and Bradford. Both car and public transport options are readily available, including the nearby Apperley Bridge and New Pudsey train stations, which offer fast and frequent services into central Leeds. For shopping, the Owlcotes Centre in Pudsey is just a short trip away, featuring major retailers such as M&S and Asda. Altogether, this location delivers the ideal balance of village life and city connectivity.

## Property Photos

- ![front](/listings/photos/164679143/1076877) - front
- ![lounge1](/listings/photos/164679143/1076878) - lounge1
- ![lounge2](/listings/photos/164679143/1076879) - lounge2
- ![lounge3](/listings/photos/164679143/1076880) - lounge3
- ![lounge4](/listings/photos/164679143/1076881) - lounge4
- ![loungeview](/listings/photos/164679143/1076882) - loungeview
- ![kitchen1](/listings/photos/164679143/1076883) - kitchen1
- ![kitchen2](/listings/photos/164679143/1076884) - kitchen2
- ![kitchen3](/listings/photos/164679143/1076885) - kitchen3
- ![hall](/listings/photos/164679143/1076886) - hall
- ![bedroom1a](/listings/photos/164679143/1076887) - bedroom1a
- ![bedroom1b](/listings/photos/164679143/1076888) - bedroom1b
- ![ensuite](/listings/photos/164679143/1076889) - ensuite
- ![bedroom2](/listings/photos/164679143/1076890) - bedroom2
- ![bathroom](/listings/photos/164679143/1076891) - bathroom
- ![outside1](/listings/photos/164679143/1076892) - outside1
- ![outside2](/listings/photos/164679143/1076893) - outside2
- ![outside3](/listings/photos/164679143/1076894) - outside3

## Floorplans

- ![42narrowboatwharfls131rehigh](/listings/photos/164679143/1076895) - 42narrowboatwharfls131rehigh

## EPC Graphs

- ![screenshot20250718090336](/listings/photos/164679143/1076896) - screenshot20250718090336

## 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 |

## 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 |
| [Same street] 2 NARROWBOAT WHARF, RODLEY, LEEDS, WEST YORKSHIRE, LS13 1RE | £312,500 | 30/11/2023 | Semi-detached |
| 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 |
| [Same street] 10 NARROWBOAT WHARF, RODLEY, LEEDS, WEST YORKSHIRE, LS13 1RE | £298,000 | 09/12/2022 | Terraced |
| 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 |
| [Same street] 71 NARROWBOAT WHARF, RODLEY, LEEDS, WEST YORKSHIRE, LS13 1RE | £134,950 | 26/08/2022 | Flat |
| [Same street] 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 |
| [Same street] 54 NARROWBOAT WHARF, RODLEY, LEEDS, WEST YORKSHIRE, LS13 1RE | £133,000 | 27/05/2022 | Flat |
| [Same street] 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 4 ST ANDREWS CLOSE, LEEDS, WEST YORKSHIRE, LS13 1JF | £165,000 | 25/11/2021 | Flat |
| PARKWAY HOUSE, 2A APARTMENT 1 ST ANDREWS CLOSE, LEEDS, WEST YORKSHIRE, LS13 1JF | £135,000 | 25/11/2021 | Flat |
| [Same street] 53 NARROWBOAT WHARF, RODLEY, LEEDS, WEST YORKSHIRE, LS13 1RE | £182,500 | 22/10/2021 | Flat |
| [Same street] 34 NARROWBOAT WHARF, RODLEY, LEEDS, WEST YORKSHIRE, LS13 1RE | £311,000 | 24/09/2021 | Semi-detached |
| [Same street] 53 NARROWBOAT WHARF, RODLEY, LEEDS, WEST YORKSHIRE, LS13 1RE | £190,000 | 10/09/2021 | Flat |
| [Same street] 54 NARROWBOAT WHARF, RODLEY, LEEDS, WEST YORKSHIRE, LS13 1RE | £125,510 | 27/08/2021 | Flat |
| RODLEY HALL, 151 2 TOWN STREET, RODLEY, LEEDS, WEST YORKSHIRE, LS13 1HW | £250,000 | 30/07/2021 | Flat |
| [Same street] 37 NARROWBOAT WHARF, RODLEY, LEEDS, WEST YORKSHIRE, LS13 1RE | £169,950 | 28/07/2021 | Flat |

**Street average:** £201,310 (11 sales)
**Area average:** £164,250 (16 sales)

## Price vs local average

*Outcode + property type (HousePrices, last 2 years).*

- **Local average:** £136,945 (10 Flat, LS13, 2024–2026)
- **Deviation:** +27.8%

## 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).*

- **LHA floor (this property size):** £773/mo

## 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 | 0.68 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 | 0.89 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:** 18.2×
- **Monthly cashflow:** £6/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 0.1%

*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).*

## Price per Square Metre

- **£/m²:** £2,734/m²

## Capital growth trend

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

- **5y growth:** 18.5%
- **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%

## Flood risk

- **Zone:** 1
- **Risk:** Low
- **Source:** Job (default Low)

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