2, WATER LANE, LEEDS, LS12 5LX - £235,000

The information on this page is based on a number of underlying datasets, most of which are updated monthly. We maintain an update schedule which explains which version of each dataset we are currently relying on.

2 WATER LANE is a very small extended detached house of 75m², built sometime between 1930 and 1949, which could now be worth an estimated £317,727. It was last sold for £235,000 in August 2018, which was around 29% below the average August 2018 detached price in the Leeds local authority area. The most recent EPC inspection was January 2010, where the current energy rating was D, and the potential energy rating was D.

2 WATER LANE Sold Prices

Land registry data shows five sales for 2 WATER LANE since 1^st January 1995. The below table shows the price paid for the five sales, along with the average detached price in the Leeds local authority area for the corresponding sale date. All of the five 2 WATER LANE sales were for below the average price. The average price is sourced from the Office for National Statistics' House Price Index (HPI).

Date	Price	HPI Price	Variation from HPI
2018 10 AUG	£235,000	£332,266	29% below HPI
2014 5 DEC	£170,000	£268,433	37% below HPI
2002 14 FEB	£80,000	£137,683	42% below HPI
1998 2 OCT	£66,000	£100,604	34% below HPI
1996 6 SEP	£59,500	£91,381	35% below HPI

2 WATER LANE Price Paid vs. HPI Average

The below graph shows the average detached house price in the Leeds local authority area over time, sourced from the HPI. The five 2 WATER LANE sales between September 1996 and August 2018 have been plotted on the graph. A line has been extrapolated to show what the value of the property might have been over time, following each sale, had it maintained the same margin above or below the HPI (as a percentage). For example, the December 2014 sale was for 37% below the HPI. So the extrapolation line tracks at 37% below the HPI over time, until the August 2018 sale, where it rises to 29% below the HPI. The line then continues to track at 29% below the HPI.

What might 2 WATER LANE be worth now?

2 WATER LANE might now be worth an estimated £317,727.

This is based on house price inflation of 35.2%, between August 2018 and February 2025, for detached houses, in the Leeds local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 35.2% inflationary increase is applied to the most recent sale price for 2 WATER LANE of £235,000 on 10th August 2018. For the value to have increased from £235,000 to £317,727 over the seven years and six months to February 2025, the following assumptions must hold true:

• The value of 2 WATER LANE has moved in line with the HPI for detached houses in the Leeds local authority area.
• The August 2018 sale price of £235,000 represented a fair market value for the property.
• The size, condition, and specification of 2 WATER LANE has not materially changed since August 2018.

How Large is 2 WATER LANE?

2 WATER LANE is 75m², which includes two extensions, according to the EPC inspection conducted in January 2010. This puts it in the smallest 20% of detached houses houses in Leeds, based on EPC data. The below chart shows the distribution of detached houses houses by size in Leeds, and where 2 WATER LANE lies on this distribution: 12% of detached houses houses are smaller than 2 WATER LANE, and 88% of houses are larger. Note that EPC data is not available for all properties in Leeds.

2 WATER LANE: Plot and Title Map

2 WATER LANE sits on a plot of roughly 0.088 of an acre, or 357m². The below map shows the location of 2 WATER LANE, an approximate outline of the building(s), and the indicative extent of the property. The plot extent is a Land Registry INSPIRE Index Polygon, and it is important to note that a title may include more than one polygon, whereas only one polygon is shown on the map (the polygon which intersects with the position of 2 WATER LANE). The full extent of the land contained in any registered title can only be identified from the individual title plan. The maps on this page should not be relied upon to establish the extent of a title.

Where is 2 WATER LANE?

2 WATER LANE is located in LEEDS, in the LS12 postcode district. The below map shows the position of No. 2 on WATER LANE.