Valley Gardens, Leiston house prices are built from 33 sales lodged with HM Land Registry, the oldest in 2016 and the most recent on 1 Aug 2025. The median price paid across the whole record is £185,000. Across the 9 years from 2016 to 2025 the median moved +32.7% in cash — but once inflation is taken out, the change in 2026 money is -2.9%.
Median price paid
£185,000
Change in cash, 2016–2025
+32.7%
Change in real terms
-2.9%
Median per m²
£2,163
HM Land Registry33 sales7 with floor areaLatest sale 1 Aug 2025
Section 01
How Valley Gardens, Leiston prices moved
The chart tracks the median Valley Gardens, Leiston house price for every year with a recorded sale, from 2016 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 |
|---|---|---|---|
| 2010s | 1 | £173,000 | £243,930 |
| 2020s | 2 | £185,000 | £189,022 |
The highest yearly median on record for Valley Gardens, Leiston is £229,500 in 2025; the lowest is £173,000 in 2016. Across the full 10-year record the cash median has moved from £173,000 to £229,500.
In 2026 money that first median is worth £241,515, so the real change over the whole record is -2.9% — about -0.33% 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: +32.7% in cash against -2.9% 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 |
|---|---|---|---|---|
| 18 | 1 Aug 2025 | Semi-detached | £229,500 | £234,489 |
| 20 | 19 May 2025 | Semi-detached | £220,000 | £224,783 |
| 21 | 25 Apr 2025 | Semi-detached | £230,000 | £235,000 |
| 1 | 24 Apr 2025 | Semi-detached | £221,000 | £225,804 |
| 12 | 16 Apr 2025 | Terraced | £230,000 | £235,000 |
| 15 | 11 Oct 2024 | Semi-detached | £200,000 | £210,448 |
| 10 | 31 Jan 2023 | Terraced | £223,000 | £240,943 |
| 9 | 15 Dec 2022 | Semi-detached | £250,000 | £289,647 |
| 7 | 3 Dec 2021 | Semi-detached | £202,000 | £255,215 |
| 10 | 27 Aug 2021 | Terraced | £195,000 | £246,371 |
| 29 | 19 Aug 2021 | Flat or maisonette | £105,000 | £132,661 |
| 28 | 28 Apr 2021 | Semi-detached | £210,000 | £265,323 |
| 26 | 9 Apr 2021 | Semi-detached | £183,500 | £231,841 |
| 22 | 1 Apr 2021 | Semi-detached | £185,000 | £233,737 |
| 9 | 25 Mar 2021 | Semi-detached | £188,000 | £237,527 |
| 24 | 25 Feb 2021 | Semi-detached | £184,000 | £232,473 |
| 21 | 5 Feb 2021 | Semi-detached | £215,000 | £271,640 |
| 20 | 2 Feb 2021 | Semi-detached | £185,000 | £233,737 |
| 18 | 22 Jan 2021 | Semi-detached | £185,000 | £233,737 |
| 17 | 15 Jan 2021 | Semi-detached | £185,000 | £233,737 |
| 15 | 21 Dec 2020 | Semi-detached | £177,000 | £229,174 |
| 19 | 4 Dec 2020 | Semi-detached | £182,000 | £235,647 |
| 7 | 29 Sep 2020 | Semi-detached | £190,000 | £246,006 |
| 1 | 31 May 2017 | Semi-detached | £181,000 | £246,342 |
| 8 | 9 Dec 2016 | Terraced | £165,000 | £230,347 |
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 Valley Gardens, Leiston values — no mix of property types can flatter the number.
| Address | First recorded sale | Most recent sale | Cash a year | Real a year |
|---|---|---|---|---|
| 18 Valley Gardens | £185,000 (2021) | £229,500 (2025) | +5.5% | +0.1% |
| 20 Valley Gardens | £185,000 (2021) | £220,000 (2025) | +4.4% | -1.0% |
| 21 Valley Gardens | £215,000 (2021) | £230,000 (2025) | +1.7% | -3.6% |
| 1 Valley Gardens | £173,000 (2016) | £221,000 (2025) | +2.8% | -0.7% |
| 12 Valley Gardens | £165,000 (2016) | £230,000 (2025) | +3.8% | +0.2% |
| 15 Valley Gardens | £177,000 (2020) | £200,000 (2024) | +3.1% | -2.1% |
| 10 Valley Gardens | £165,000 (2016) | £223,000 (2023) | +4.4% | +0.6% |
| 9 Valley Gardens | £173,000 (2016) | £250,000 (2022) | +6.3% | +3.1% |
| 7 Valley Gardens | £173,000 (2016) | £202,000 (2021) | +3.1% | +1.1% |
Section 04
What sells here
The mix of property types explains a large part of any area's median. Valley Gardens, Leiston 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 |
|---|---|---|---|---|
| Semi-detached | 26 | 78.8% | £185,000 | £170,000 – £250,000 |
| Terraced | 6 | 18.2% | £165,000 | £165,000 – £230,000 |
| Flat or maisonette | 1 | 3.0% | £105,000 | £105,000 – £105,000 |
Section 06
Ownership and new build in Valley Gardens, Leiston
1 of the sales on record are leasehold and 32 freehold — 3.0% 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 £105,000 and the median freehold sale £185,000 — a gap of +76.2%. 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 | 1 | 3.0% | £105,000 |
| Freehold | 32 | 97.0% | £185,000 |
| New build | 19 | 57.6% | £177,500 |
| Existing home | 14 | 42.4% | £211,000 |
New builds sold for less than the median existing home — -15.9%. 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 10 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 09
How Valley Gardens, Leiston compares
The median across the whole archive is £157,500. Valley Gardens, Leiston sits above that national figure — +17.5%.
Within Leiston the street ranks 55 of 113 by median price, and its median is above the town figure of £150,000 (+23.3%).
Where an EPC floor area could be matched to the sale, the median works out at £2,163 per square metre, across 7 of the 33 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 £105,000 to £250,000. 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.
Section 10
Nearby on the record
Streets nearby
- Carr Avenue£129,000 median
- Aldeburgh Road£250,000 median
- Haylings Road£120,500 median
- King Georges Avenue£109,000 median
- Valley Road£90,000 median
- Central Road£117,500 median
- Waterloo Avenue£166,000 median
- Station Road£142,500 median
- High Street£80,000 median
- Westward Ho£111,500 median
- Old Foundry Place£60,000 median
- Prospect Place£96,750 median
- Garrett Crescent£148,000 median
- Grimsey Road£117,500 median
- Eastward Ho£107,000 median
- Kings Road£113,950 median
Addresses with more than one recorded sale
- 1 Valley Gardens3 sales
- 10 Valley Gardens3 sales
- 9 Valley Gardens3 sales
- 7 Valley Gardens3 sales
- 18 Valley Gardens2 sales
- 20 Valley Gardens2 sales
- 21 Valley Gardens2 sales
- 12 Valley Gardens2 sales
- 15 Valley Gardens2 sales
Back to Leiston house prices.
Quick answers
Common questions about this data
What is the average house price in Valley Gardens, Leiston?
The median price paid in Valley Gardens, Leiston across every sale on the register is £185,000. 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 Valley Gardens, Leiston?
33 sales are on record for Valley Gardens, Leiston, the most recent completing on 1 Aug 2025. Every one is a completed transfer lodged with HM Land Registry, not an asking price or an estimate.
Have Valley Gardens, Leiston house prices actually risen?
In cash, the median rose +32.7% between 2016 and 2025. In 2026 money — that is, after inflation — the change is -2.9%. Both numbers are true; only the second one tells you whether buying here preserved value.
When were Valley Gardens, Leiston house prices at their highest?
The highest yearly median on record is £229,500, set in 2025. 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 Valley Gardens, Leiston?
£2,163 per square metre, from the 7 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 1 Aug 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, “Valley Gardens, Leiston 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.