New Forest Way, Leeds house prices are built from 242 sales lodged with HM Land Registry, the oldest in 2007 and the most recent on 29 Sep 2025. The median price paid across the whole record is £120,500. Across the 10 years from 2015 to 2025 the median moved -13.3% in cash — but once inflation is taken out, the change in 2026 money is -37.2%.
Median price paid
£120,500
Change in cash, 2015–2025
-13.3%
Change in real terms
-37.2%
Median per m²
£1,863
HM Land Registry242 sales61 with floor areaLatest sale 29 Sep 2025
Section 01
How New Forest Way, Leeds prices moved
The chart tracks the median New Forest Way, Leeds house price for every year with a recorded sale, from 2007 to 2025. The dashed line restates each year in 2026 money, so the two lines separate exactly as much as inflation has eroded the cash figure.
| Decade | Years with sales | Median paid | In today's money |
|---|---|---|---|
| 2000s | 3 | £101,495 | £184,894 |
| 2010s | 10 | £103,000 | £145,230 |
| 2020s | 6 | £131,000 | £133,848 |
The highest yearly median on record for New Forest Way, Leeds is £175,000 in 2014; the lowest is £90,000 in 2017. Across the full 19-year record the cash median has moved from £131,950 to £137,000.
In 2026 money that first median is worth £229,408, so the real change over the whole record is -39.0% — about -2.71% a year after inflation. Cash growth and real growth are not the same story, and the gap is the part most price reports leave out.
Over the last decade alone the difference is stark: -13.3% in cash against -37.2% once inflation is removed. A buyer who sold at the end of that decade would have needed the real figure, not the headline one, to know whether they had actually gained.
Section 02
The most recent sales
Every row is a completed sale as lodged with HM Land Registry. The right-hand column restates the price in 2026 money, which is the only fair way to compare a sale from the 1990s with one from last year.
| Address | Sold | Type | Price paid | In today's money |
|---|---|---|---|---|
| 45 | 29 Sep 2025 | Flat or maisonette | £137,000 | £139,978 |
| 90 | 15 Sep 2025 | Flat or maisonette | £135,000 | £137,935 |
| 92 | 19 Jun 2025 | Flat or maisonette | £136,500 | £139,467 |
| 40 | 28 Mar 2025 | Flat or maisonette | £165,000 | £168,587 |
| 3 | 28 Feb 2025 | Semi-detached | £280,000 | £286,087 |
| 118 | 20 Feb 2025 | Terraced | £248,000 | £253,391 |
| 55 | 3 Feb 2025 | Flat or maisonette | £130,000 | £132,826 |
| 20 | 19 Dec 2024 | Flat or maisonette | £132,000 | £138,896 |
| 52 | 13 Dec 2024 | Semi-detached | £248,000 | £260,955 |
| 99 | 14 Nov 2024 | Terraced | £240,000 | £252,537 |
| 35 | 18 Sep 2024 | Flat or maisonette | £115,000 | £121,007 |
| 24 | 12 Aug 2024 | Flat or maisonette | £130,000 | £136,791 |
| 87 | 31 Jul 2024 | Flat or maisonette | £128,000 | £134,687 |
| 95 | 12 Jul 2024 | Terraced | £250,000 | £263,060 |
| 8 | 26 Apr 2024 | Flat or maisonette | £123,000 | £129,425 |
| 41 | 15 Dec 2023 | Flat or maisonette | £115,000 | £124,253 |
| 142 | 4 Dec 2023 | Terraced | £245,000 | £264,713 |
| 90 | 25 Aug 2023 | Flat or maisonette | £131,000 | £141,540 |
| 26 | 28 Jun 2023 | Flat or maisonette | £108,500 | £117,230 |
| 49 | 19 Jun 2023 | Flat or maisonette | £125,000 | £135,057 |
| 86 | 31 Mar 2023 | Flat or maisonette | £120,000 | £129,655 |
| 102 | 21 Dec 2022 | Terraced | £240,000 | £278,061 |
| 107 | 21 Oct 2022 | Terraced | £265,000 | £307,025 |
| 122 | 2 Sep 2022 | Terraced | £245,000 | £283,854 |
| 27 | 26 Aug 2022 | Flat or maisonette | £128,000 | £148,299 |
Section 03
Homes that sold twice
These addresses appear in the register more than once, so the same bricks are being priced twice. That makes them the strongest evidence of what actually happened to New Forest Way, Leeds values — no mix of property types can flatter the number.
| Address | First recorded sale | Most recent sale | Cash a year | Real a year |
|---|---|---|---|---|
| 45 New Forest Way | £119,950 (2008) | £137,000 (2025) | +0.8% | -2.1% |
| 90 New Forest Way | £82,000 (2009) | £135,000 (2025) | +3.2% | +0.1% |
| 92 New Forest Way | £94,995 (2009) | £136,500 (2025) | +2.3% | -0.7% |
| 40 New Forest Way | £164,950 (2007) | £165,000 (2025) | +0.0% | -2.9% |
| 3 New Forest Way | £224,950 (2007) | £280,000 (2025) | +1.2% | -1.7% |
| 118 New Forest Way | £164,995 (2013) | £248,000 (2025) | +3.5% | +0.4% |
| 55 New Forest Way | £102,995 (2008) | £130,000 (2025) | +1.4% | -1.5% |
| 20 New Forest Way | £132,900 (2007) | £132,000 (2024) | 0.0% | -2.9% |
| 52 New Forest Way | £199,950 (2008) | £248,000 (2024) | +1.4% | -1.6% |
| 99 New Forest Way | £169,995 (2012) | £240,000 (2024) | +2.9% | 0.0% |
| 35 New Forest Way | £94,995 (2008) | £115,000 (2024) | +1.2% | -1.7% |
| 24 New Forest Way | £131,950 (2007) | £130,000 (2024) | -0.1% | -3.0% |
Section 04
What sells here
The mix of property types explains a large part of any area's median. New Forest Way, Leeds is dominated by the type at the top of this table, so its overall median leans that way.
| Property type | Sales | Share | Median paid | Range |
|---|---|---|---|---|
| Flat or maisonette | 151 | 62.4% | £97,500 | £73,500 – £165,000 |
| Terraced | 70 | 28.9% | £172,000 | £142,500 – £265,000 |
| Semi-detached | 20 | 8.3% | £176,995 | £120,000 – £280,000 |
| Detached | 1 | 0.4% | £189,995 | £189,995 – £189,995 |
Section 06
Ownership and new build in New Forest Way, Leeds
151 of the sales on record are leasehold and 91 freehold — 62.4% of the market. Tenure is not a detail: a leasehold flat and a freehold house are different assets, and mixing them into one median hides the difference.
The median leasehold sale is £97,500 and the median freehold sale £174,995 — a gap of +79.5%. Most of that gap is property type rather than tenure itself: leasehold here is largely flats, freehold largely houses.
| Category | Sales | Share | Median paid |
|---|---|---|---|
| Leasehold | 151 | 62.4% | £97,500 |
| Freehold | 91 | 37.6% | £174,995 |
| New build | 91 | 37.6% | £129,000 |
| Existing home | 151 | 62.4% | £115,000 |
New builds sold for more than the median existing home — +12.2%. A new-build premium is normal: the buyer gets a warranty and nothing to fix, and the price is set by a developer rather than negotiated between two households.
A further 19 transfers for this area are on the register but are left out of every figure above. HM Land Registry marks them as additional price paid entries: repossessions, buy-to-let portfolio moves, transfers between companies or family, and sales at a discount such as right to buy. They are real records but they are not open-market prices, and including them would drag the median somewhere no buyer ever paid.
Section 07
Living in New Forest Way, Leeds
Every certificate carries an energy efficiency band as well as a floor area. Across Leeds, 41.9% of 434,292 certificates sit in bands A to C, and 4.6% in F or G — the bands that cost the most to heat and are hardest to mortgage.
| Energy band | Certificates | Share |
|---|---|---|
| A | 1,837 | 0.4% |
| B | 41,544 | 9.6% |
| C | 138,728 | 31.9% |
| D | 167,040 | 38.5% |
| E | 65,138 | 15.0% |
| F | 14,639 | 3.4% |
| G | 5,366 | 1.2% |
The Office for National Statistics puts the mean private rent in Leeds at £1,135 a month as of Jun 2026 — £775 for a one-bedroom home and £1,128 for three bedrooms.
Against the median sale of £120,500 here, that rent is a gross yield of 11.30% a year. It is a measured figure rather than an assumption: a real local rent over a real local price, before any cost of ownership.
Police forces publish every recorded street-level crime. Within a mile of the centre of LS10, 362 crimes were recorded in Jun 2026: 160 violent, 12 burglary, 15 vehicle-related and 41 anti-social behaviour. The median postcode district in this archive recorded 167 in the same month, so this one is 2.2 times busier.
Against the 811,956 residents the 2021 census counted in Leeds, that is 0.45 recorded crimes per thousand people in the month. The count covers a mile around the district centre while the population covers the whole council, so read the rate as an order of magnitude rather than a precise figure.
A count is not a rate. A district with shops and a station records more crime than a residential one of the same size, because more people pass through it. Read this next to the median, not on its own.
Section 08
The neighbourhood around New Forest Way, Leeds
The 2021 census counted 811,956 residents in Leeds across 341,466 households. 57.6% of those households own their home and 42.2% rent — a split the sold record cannot show, because only owners appear in it.
16 state and independent schools have a LS10 postcode: 12 primary, 4 secondary. Catchment areas do not follow postcodes, so treat this as what is nearby rather than what a child would be offered.
| School | Phase | Type | Pupils |
|---|---|---|---|
| The Ruth Gorse Academy | Secondary | Free schools | 1,265 |
| Cockburn John Charles Academy | Secondary | Academy sponsor led | 1,169 |
| Cockburn Laurence Calvert Academy | Secondary | Free schools | 1,023 |
| Sharp Lane Primary School | Primary | Community school | 570 |
| University Technical College Leeds | Secondary | University technical college | 546 |
| Clapgate Primary School | Primary | Foundation school | 442 |
| Middleton St Mary's Church of England Voluntary Controlled Primary School | Primary | Voluntary controlled school | 419 |
| Elements Primary School | Primary | Free schools | 395 |
| Windmill Primary School | Primary | Community school | 394 |
| Middleton Primary School | Primary | Academy converter | 383 |
| Station | Mode | Distance from the district centre |
|---|---|---|
| Cottingley Rail Station | Rail | 3.7 km |
| Leeds Rail Station | Rail | 3.8 km |
| Morley Rail Station | Rail | 4.1 km |
| Outwood Rail Station | Rail | 5.4 km |
Section 09
How New Forest Way, Leeds compares
The median across the whole archive is £157,500. New Forest Way, Leeds sits below that national figure — -23.5%.
Within Leeds the street ranks 4485 of 7902 by median price, and its median is below the town figure of £127,000 (-5.1%).
Where an EPC floor area could be matched to the sale, the median works out at £1,863 per square metre, across 61 of the 242 sales on record. Price per square metre is the only figure that compares a two-bed flat with a four-bed house honestly.
The full range on record runs from £73,500 to £280,000. Extremes usually mean something unusual — a plot sold without a house on it, a transfer between family members, or a very large property — so the median is the number to trust.
New Forest Way, Leeds sits in Leeds, in the Yorkshire and The Humber.
The Office for National Statistics puts the median home in Leeds at 6.5 times median local earnings of £37,821 a year, measured to Sep 2025. Across England and Wales the same ratio is 7.6. That number, not the price alone, is what decides whether a place is within reach of the people who work in it.
Section 10
Nearby on the record
Streets nearby
- Ring Road£142,500 median
- The Boulevard£145,000 median
- Bowman Lane£190,995 median
- Chadwick Street£166,850 median
- Dock Street£200,000 median
- Armouries Way£166,000 median
- Waggon Road£169,995 median
- Grange Road£54,975 median
- Waterloo Street£163,000 median
- Navigation Walk£139,000 median
- Manor Farm Drive£74,500 median
- Middleton Park Road£111,000 median
- Grange Close£75,250 median
- The Gardens£76,000 median
- Raylands Lane£70,000 median
- Kensington Way£107,000 median
Addresses with more than one recorded sale
- 55 New Forest Way5 sales
- 20 New Forest Way4 sales
- 102 New Forest Way4 sales
- 68 New Forest Way4 sales
- 78 New Forest Way4 sales
- 98 New Forest Way4 sales
- 45 New Forest Way3 sales
- 90 New Forest Way3 sales
- 92 New Forest Way3 sales
- 3 New Forest Way3 sales
- 118 New Forest Way3 sales
- 52 New Forest Way3 sales
- 99 New Forest Way3 sales
- 87 New Forest Way3 sales
- 22 New Forest Way3 sales
- 64 New Forest Way3 sales
- 110 New Forest Way3 sales
- 29 New Forest Way3 sales
- 63 New Forest Way3 sales
- 17 New Forest Way3 sales
- 80 New Forest Way3 sales
- 72 New Forest Way3 sales
- 83 New Forest Way3 sales
- 124 New Forest Way3 sales
Back to Leeds house prices.
Quick answers
Common questions about this data
What is the average house price in New Forest Way, Leeds?
The median price paid in New Forest Way, Leeds across every sale on the register is £120,500. The median is used rather than the mean because a handful of very large sales would otherwise drag the average away from what a typical buyer paid.
How many homes have sold in New Forest Way, Leeds?
242 sales are on record for New Forest Way, Leeds, the most recent completing on 29 Sep 2025. Every one is a completed transfer lodged with HM Land Registry, not an asking price or an estimate.
Have New Forest Way, Leeds house prices actually risen?
In cash, the median rose -13.3% between 2015 and 2025. In 2026 money — that is, after inflation — the change is -37.2%. Both numbers are true; only the second one tells you whether buying here preserved value.
When were New Forest Way, Leeds house prices at their highest?
The highest yearly median on record is £175,000, set in 2014. That is the cash figure; measured in 2026 money the peak may fall in a different year, because inflation reshapes the series.
What is the price per square metre in New Forest Way, Leeds?
£1,863 per square metre, from the 61 sales where an EPC floor area could be matched to the address. Price per square metre strips out size, so a flat and a house can be compared on the same basis.
How current is this data?
The latest sale shown here completed on 29 Sep 2025. HM Land Registry publishes Price Paid Data monthly and a sale can take a month or two to appear after completion, so the most recent weeks are always incomplete.
Cite this page: Sold Price History, “New Forest Way, Leeds house prices”, 2026. Source: HM Land Registry Price Paid Data © Crown copyright and database right, used under the Open Government Licence v3.0. Inflation adjustment: ONS CPIH.