Sold STC Detached

2 WATER GARDENS

LEEDS, ROTHWELL, WEST YORKSHIRE LS26 0WN

4 beds 1,378 sq ft Listed 4 Apr 2012 (-5232d)

£295,000

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# 4 bedroom detached house for sale (LS26 0WN)

## Property Details

| Key | Value |
|-----|-------|
| Address | 2 WATER GARDENS, LEEDS, ROTHWELL, WEST YORKSHIRE LS26 0WN |
| Price | £295,000 |
| Bedrooms | 4 |
| Construction age | England and Wales: 1996-2002 |
| Floor area | 128 m² |
| Last sold | £282,500 Sep 2012 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 10/04/2022 — **EXPIRED** (no longer valid for marketing or letting)
- **Current heating cost:** £747/year
- **Est. upgrade cost to C:** £20,130

### Recommendations
- W (£800 - £1,200)
- E (£30)
- I (£2,200 - £3,000)
- N (£4,000 - £6,000)
- U (£9,000 - £14,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9098-1047-6264-9772-3950)

## Description

Accommodation

Ground Floor

Entrance Hall    Through timber and glazed external door, cloaks cupboard, laminate flooring and radiator.

Guest W.C    Low flush W.C, pedestal hand wash basin, double glazed window and radiator.

Lounge  16'2" x 12'3" (4.93m x 3.73m).  Double glazed window, fireplace with Marble back and hearth and gas fire, laminate flooring, ceiling coving and radiator.

Dining Kitchen  22'4" x 11'5" (6.8m x 3.48m).  Having a modern extensive range of wall and base units with Granite work top surfaces, space for Aga, tiled splash backs, centre island, plumbing for dishwasher, sink with mixer tap, tiled floor, double glazed window and bi-folding doors leading to the:-

Conservatory  14'2" x 13' (4.32m x 3.96m).  Double doors leading to the garden.  Dwarf wall.

Utility  7'6" x 6'2" (2.29m x 1.88m).  Plumbing for automatic washing machine, double glazed window, tiled splash backs, tiled floor.

First Floor

Landing    Galleried landing with double glazed window.

Bedroom 1  12'5" x 12'2" (3.78m x 3.7m).  Double glazed window, ceiling coving and radiator.

En-suite    Low flush W.C, pedestal hand wash basin, shower cubicle, double glazed window and radiator.

Bedroom 2  10'1" x 11'8" (3.07m x 3.56m).  Double glazed window and radiator.

Bedroom 3  9'4" x 12' (2.84m x 3.66m).  Double glazed window and radiator.

Bedroom 4  9'1" x 16' (2.77m x 4.88m).  Double glazed window and radiator.

Bathroom    Low flush W.C, hand wash basin in vanity unit, bath with shower attachment, double glazed window and radiator.

Outside    To the front of the property is open plan, lawned garden area with driveway providing useful off street parking, whilst to the side is a small lawned garden area.  To the rear is a lawned garden area with decked patio and pergola.

Double Garage    With two roller shutter doors, power and light.

## Property Photos

- ![Main](/listings/photos/37447325/1621567) - Main
- ![Lounge](/listings/photos/37447325/1621568) - Lounge
- ![Dining Room](/listings/photos/37447325/1621571) - Dining Room
- ![Kitchen](/listings/photos/37447325/1621574) - Kitchen
- ![Conservatory](/listings/photos/37447325/1621576) - Conservatory
- ![Bedroom 1](/listings/photos/37447325/1621577) - Bedroom 1
- ![Bedroom 2](/listings/photos/37447325/1621579) - Bedroom 2
- ![Bathroom](/listings/photos/37447325/1621582) - Bathroom
- ![Outside](/listings/photos/37447325/1621583) - Outside
- ![EPC](/listings/photos/37447325/1621585) - EPC

## Floorplans

- ![Floorplan 1](/listings/photos/37447325/1621588) - Floorplan 1

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 2 WATER GARDENS, ROTHWELL, LEEDS, WEST YORKSHIRE, LS26 0WN | £282,500 | 21/09/2012 | Detached |
| 2 WATER GARDENS, ROTHWELL, LEEDS, WEST YORKSHIRE, LS26 0WN | £233,000 | 22/08/2003 | Detached |
| 2 WATER GARDENS, ROTHWELL, LEEDS, WEST YORKSHIRE, LS26 0WN | £152,500 | 11/04/2003 | Detached |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 9 WOOD DRIVE, ROTHWELL, LEEDS, WEST YORKSHIRE, LS26 0UP | £350,000 | 23/10/2023 | Detached |
| 8 LAWEFIELD AVENUE, ROTHWELL, LEEDS, WEST YORKSHIRE, LS26 0PT | £328,000 | 28/07/2023 | Detached |
| 8 LAWEFIELD AVENUE, ROTHWELL, LEEDS, WEST YORKSHIRE, LS26 0PT | £241,000 | 31/10/2022 | Detached |
| 3 HOME LEA DRIVE, ROTHWELL, LEEDS, WEST YORKSHIRE, LS26 0XD | £312,500 | 16/09/2022 | Detached |
| 320A WOOD LANE, ROTHWELL, LEEDS, WEST YORKSHIRE, LS26 0PW | £475,000 | 18/03/2022 | Detached |
| 87 HAIGH SIDE DRIVE, ROTHWELL, LEEDS, WEST YORKSHIRE, LS26 0UR | £369,995 | 02/02/2022 | Detached |
| 2 CASTLE LODGE GARTH, ROTHWELL, LEEDS, WEST YORKSHIRE, LS26 0ZE | £349,000 | 24/09/2021 | Detached |

**Area average:** £346,499 (7 sales)

## Price vs local average

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

- **Local average:** £418,742 (30 Detached, LS26, 2024–2026)
- **Deviation:** -29.6%

## Rental Range

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

- **Low:** £1,022/mo
- **Realistic:** £1,135/mo
- **Optimistic:** £1,249/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £1,197/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 |
|------|------|------|------|------|
| 4 Bed Semi-Detached House, Manor Road, LS26 | £2,800/mo | 4 | 0.34 miles | OpenRent |

**Average rent: £2,800/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.95% (okay)
- **Max investor price (0.8%):** £350,000
- **Target investor price (1%):** £280,000

*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 £2,800/mo).*

- **Gross yield:** 11.4%
- **Cost-to-rent:** 8.8×
- **Monthly cashflow:** £1,333/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 18.7%

*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:** £2,305/m²

## Capital growth trend

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

- **5y growth:** 2.4%
- **10y growth:** 52.4%

## House Price Index (HM Land Registry)

*Official index for Leeds; Detached series; as of April 2026.*

- **1y growth (index):** 3.3%
- **5y growth (index):** 24.1%
- **10y growth (index):** 58.8%

## 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)

Main Lounge Dining Room Kitchen Conservatory Bedroom 1 Bedroom 2 Bathroom Outside EPC

/ 10

Property details

Tenure

FREEHOLD

Floor area

128 m²

EPC rating

Year built

England and Wales: 1996-2002

Last sold

£282,500 Sep 2012

Price per m²

£2,305/m²

Local average

£418,742 (-29.6%)

Deprivation

Decile 3 (6,881 of 33,755)

Street crime

90 incidents within 1 mile (May 2026)

Key features

4 bedroom detached
Good size conservatory to rear
Modern dining kitchen
centre island
En-suite to master bedroom
4 double bedrooms
3 piece white bathroom suite
Gardens & double garage
Viewing essential

Additional details

Parking: Yes
Garden: Yes

Description

Offering good sized accommodation throughout is this well presented four bedroom detached property with double garage ideally situated for local shops, schools and amenities, the A1, M1 link road and national motorway networks. Ease of access to Leeds and Wakefield City Centres via the A61. The property features:- double glazing, gas central heating, good size conservatory to the rear, modern dining kitchen with centre island. En-suite to the master bedroom. Four double bedrooms, three piece White bathroom suite. Gardens and double garage. Viewing is essential and can be arranged via our Rothwell Office.

Accommodation

Ground Floor

Entrance Hall Through timber and glazed external door, cloaks cupboard, laminate flooring and radiator.

Guest W.C Low flush W.C, pedestal hand wash basin, double glazed window and radiator.

Lounge 16'2" x 12'3" (4.93m x 3.73m). Double glazed window, fireplace with Marble back and hearth and gas fire, laminate flooring, ceiling coving and radiator.

Dining Kitchen 22'4" x 11'5" (6.8m x 3.48m). Having a modern extensive range of wall and base units with Granite work top surfaces, space for Aga, tiled splash backs, centre island, plumbing for dishwasher, sink with mixer tap, tiled floor, double glazed window and bi-folding doors leading to the:-

Conservatory 14'2" x 13' (4.32m x 3.96m). Double doors leading to the garden. Dwarf wall.

Utility 7'6" x 6'2" (2.29m x 1.88m). Plumbing for automatic washing machine, double glazed window, tiled splash backs, tiled floor.

First Floor

Landing Galleried landing with double glazed window.

Bedroom 1 12'5" x 12'2" (3.78m x 3.7m). Double glazed window, ceiling coving and radiator.

En-suite Low flush W.C, pedestal hand wash basin, shower cubicle, double glazed window and radiator.

Bedroom 2 10'1" x 11'8" (3.07m x 3.56m). Double glazed window and radiator.

Bedroom 3 9'4" x 12' (2.84m x 3.66m). Double glazed window and radiator.

Bedroom 4 9'1" x 16' (2.77m x 4.88m). Double glazed window and radiator.

Bathroom Low flush W.C, hand wash basin in vanity unit, bath with shower attachment, double glazed window and radiator.

Outside To the front of the property is open plan, lawned garden area with driveway providing useful off street parking, whilst to the side is a small lawned garden area. To the rear is a lawned garden area with decked patio and pergola.

Double Garage With two roller shutter doors, power and light.

Listed by

Rothwell

The Northern Estate Agencies Group

Reference: 37447325

EPC Rating & Upgrade Cost

This certificate expired on 10/04/2022. A new EPC may be required before the property can be marketed or let.

Current rating: D

Potential rating: C

Inspection date: 11/04/2012

Expiry date: 10/04/2022 (expired)

Current heating cost: £747/year

Potential heating cost: £664/year

Est. upgrade cost to C: £20,130

EPC D or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

Floor insulation (£800 - £1,200)
Low energy lighting for all fixed outlets (£30)
Replace boiler with new condensing boiler (£2,200 - £3,000)
Solar water heating (£4,000 - £6,000)
Solar photovoltaic panels, 2.5 kWp (£9,000 - £14,000)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

Price history

85% since 2003

Event	Date	Price	% change
Sold	21/09/2012 (13 years ago)	£282,500	+21.2%
Sold	22/08/2003 (22 years ago)	£233,000	+52.8%
Sold	11/04/2003 (23 years ago)	£152,500	—

Source: HM Land Registry Price Paid Data. Crown copyright.

Sold Comparables

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

Address	Price	Date	Type
9 WOOD DRIVE, ROTHWELL, LEEDS, WEST YORKSHIRE, LS26 0UP	£350,000	23/10/2023	Detached
8 LAWEFIELD AVENUE, ROTHWELL, LEEDS, WEST YORKSHIRE, LS26 0PT	£328,000	28/07/2023	Detached
8 LAWEFIELD AVENUE, ROTHWELL, LEEDS, WEST YORKSHIRE, LS26 0PT	£241,000	31/10/2022	Detached
3 HOME LEA DRIVE, ROTHWELL, LEEDS, WEST YORKSHIRE, LS26 0XD	£312,500	16/09/2022	Detached
320A WOOD LANE, ROTHWELL, LEEDS, WEST YORKSHIRE, LS26 0PW	£475,000	18/03/2022	Detached
87 HAIGH SIDE DRIVE, ROTHWELL, LEEDS, WEST YORKSHIRE, LS26 0UR	£369,995	02/02/2022	Detached
2 CASTLE LODGE GARTH, ROTHWELL, LEEDS, WEST YORKSHIRE, LS26 0ZE	£349,000	24/09/2021	Detached

Area average: £346,499 (7 sales)

Capital growth trend

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

5y growth 2.4%

10y growth 52.4%

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

1y (index) 3.3%

5y (index) 24.1%

10y (index) 58.8%

Rental Range

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

Low £1,022/mo

Realistic £1,135/mo

Optimistic £1,249/mo

Based on Local Authority from postcode lookup → Leeds.

LHA (30th percentile) floor for Leeds: £1,197/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View LS26 0WN

Nearby

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

Type	Name	Distance
Bus stop	Wood Lane Back Haigh Avenue	0.0 miles
Bus stop	Wood Lane Haigh Avenue	0.1 miles
Shop	Jans Hairdressing	0.4 miles
Shop	Peggy Tub	0.4 miles
Train station	Park Halt	1.8 miles
Train station	Woodlesford	2.0 miles
University	Leeds Law School	3.6 miles
Hospital	St James's Hospital A&E	3.6 miles
Hospital	Lincoln Wing - A Block Entrance	3.7 miles
University	Northern Film School	3.8 miles

Street-level crime

Category	Count
Violence and sexual offences	39
Anti-social behaviour	14
Vehicle crime	9
Burglary	7
Criminal damage and arson	7
Other crime	4
Public order	4
Drugs	2
Shoplifting	2
Other theft	1
Possession of weapons	1
Total incidents	90

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
Victoria Junior School	Primary	0.2 miles	Good — 20 Mar 2018
Cockburn Haigh Road Academy	Primary	0.3 miles	Good — 25 Jan 2024
Holy Trinity Church of England Academy, Rothwell	Primary	0.7 miles	— (Inspected (no overall grade))
Rothwell Primary School	Primary	0.9 miles	Good — 26 Sep 2023
Carlton Primary School	Primary	1.2 miles	Good — 12 Mar 2020

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
4 Bed Semi-Detached House, Manor Road, LS26	£2,800/mo	4	0.34 miles	OpenRent

Average rent: £2,800/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.95%

Max investor price (0.8%) £350,000

Target investor price (1%) £280,000

Gross yield 11.4%

Cost-to-rent ratio 8.8×

Monthly cashflow £1,333/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 18.7%

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).