# 4 bedroom detached house for sale (LS18 4HJ) ## Property Details | Key | Value | |-----|-------| | Address | 2 NEWLAY WOOD FOLD, LEEDS, HORSFORTH, WEST YORKSHIRE LS18 4HJ | | Price | £535,000 | | Bedrooms | 4 | | Bathrooms | 2 | | Council tax | F | | Last sold | £525,000 Jan 2024 | ## EPC Rating & Upgrade Cost - **Current rating:** D - **Potential rating:** C - **Expiry date:** 04/06/2035 - **Current heating cost:** £1,514/year - **Est. upgrade cost to C:** £10,923 ### Recommendations - W1 (£800 - £1,200) - C (£15 - £30) - G (£350 - £450) - N (£4,000 - £6,000) - U (£3,500 - £5,500) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0310-2135-1560-2205-4121) ## Description Located in this extremely sought after area of Horsforth on this exceptional corner plot, minutes from lovely canal & river walks, is this beautiful four bedroom extended detached residence. Enjoying this quiet cul de sac position and within walking distance of the Forge train station, this lovely family home has undergone extensive refurbishments in recent years and a viewing is highly advised to fully appreciate. The property which has PVCu double glazing and a gas central heating system, is accessed into the entrance hallway with Karndean flooring, useful under stair recess and composite front entrance door. To the front is the separate dining room, a spacious and versatile reception room with double doors leading into the lounge. Also to the front is the useful office space. To the rear is the well proportioned lounge with a cast iron wood burning stove recessed into the chimney breast with stone surround & hearth. Double PVCu doors lead into the orangery, a stunning addition to the property with a private outlook over the garden, wooden flooring with under floor heating, inset spotlighting and French doors leading out to the garden. The beautiful recently fitted kitchen has a range of solid wood base & wall storage units, solid wood work surfaces & breakfast bar, integrated fridge & dishwasher, space for a range cooker, pull out larder and veg rack and ceiling inset spotlighting. Leading off the kitchen is the utility room, a useful space with base & wall storage units, plumbing for a washing machine, ceramic tiled floor and composite rear entrance door. Also to the ground floor is a guest w.c. To the first floor is the landing with access to the boarded loft space via a pull down ladder. To the front is the master bedroom, a dual aspect double room. The lovely modern recently fitted ensuite shower room has a three piece suite with separate shower cubicle, vanity unit with granite top & sink bowl, attractive ceramic tiling, chrome heated towel rail and ceiling inset spotlighting. There are three further good size bedrooms, all having built in wardrobes. The stunning family bathroom has been recently fitted with a three piece suite, bath & rain shower facilities, vanity unit, ceramic tiling and chrome heated towel rail. The property occupies this exceptional corner plot with a beautifully landscaped, walled & gated south east facing lawned garden to the rear with Indian stone patio and a private aspect. Also at the rear is a stone built garage a driveway. The property is well placed for the excellent local amenities including well regarded schools, the Forge train station, a great bus service along the A65 into Leeds city centre, the extensive shopping facilities on New Road Side, canal & river walks, local bars and restaurants. ## Property Photos - ![Front](/listings/photos/128932184/1122061) - Front - ![Orangery](/listings/photos/128932184/1122062) - Orangery - ![Breakfast Kitchen](/listings/photos/128932184/1122063) - Breakfast Kitchen - ![Rear Aspect](/listings/photos/128932184/1122064) - Rear Aspect - ![Bedroom](/listings/photos/128932184/1122065) - Bedroom - ![Lounge](/listings/photos/128932184/1122066) - Lounge - ![Hallway](/listings/photos/128932184/1122067) - Hallway - ![Dining Room](/listings/photos/128932184/1122068) - Dining Room - ![Rear Garden](/listings/photos/128932184/1122069) - Rear Garden - ![Rear Garden](/listings/photos/128932184/1122070) - Rear Garden - ![Shower Room](/listings/photos/128932184/1122071) - Shower Room - ![Bedroom](/listings/photos/128932184/1122072) - Bedroom - ![Landing](/listings/photos/128932184/1122073) - Landing - ![Bathroom](/listings/photos/128932184/1122074) - Bathroom - ![Study](/listings/photos/128932184/1122075) - Study - ![Shower Room](/listings/photos/128932184/1122076) - Shower Room - ![Driveway](/listings/photos/128932184/1122077) - Driveway - ![Rear Garden](/listings/photos/128932184/1122078) - Rear Garden - ![Bedroom](/listings/photos/128932184/1122079) - Bedroom - ![Bedroom](/listings/photos/128932184/1122080) - Bedroom - ![Utility](/listings/photos/128932184/1122081) - Utility - ![Sitting Room](/listings/photos/128932184/1122082) - Sitting Room - ![Orangery](/listings/photos/128932184/1122083) - Orangery - ![Shower Room](/listings/photos/128932184/1122084) - Shower Room - ![Bedroom](/listings/photos/128932184/1122085) - Bedroom - ![Kitchen](/listings/photos/128932184/1122086) - Kitchen - ![Guest W.C](/listings/photos/128932184/1122087) - Guest W.C - ![Front](/listings/photos/128932184/1122088) - Front ## Floorplans - ![Floor Plan](/listings/photos/128932184/1122089) - Floor Plan ## EPC Graphs - ![EPC Rating Graph](/listings/photos/128932184/1122090) - EPC Rating Graph ## FENSA Certificates This property has 1 FENSA certificate(s) on record. ### FENSA Certificate #4386228 - **Address:** 2 Newlay Wood Fold, Horsforth, LS18 4HJ - **Certificate Issued:** 22/01/2007 - **Work Completed:** 06/12/2006 - **Items:** 18 window(s) ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 2 NEWLAY WOOD FOLD, HORSFORTH, LEEDS, WEST YORKSHIRE, LS18 4HJ | £525,000 | 12/01/2024 | Detached | | 2 NEWLAY WOOD FOLD, HORSFORTH, LEEDS, WEST YORKSHIRE, LS18 4HJ | £250,000 | 30/09/2003 | Detached | | 2 NEWLAY WOOD FOLD, HORSFORTH, LEEDS, WEST YORKSHIRE, LS18 4HJ | £125,000 | 01/04/1997 | 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 | |---------|-------|------|------| | 38A NEWLAY LANE, HORSFORTH, LEEDS, WEST YORKSHIRE, LS18 4LE | £1,150,000 | 06/12/2024 | Detached | | 26 NEWLAY WOOD RISE, HORSFORTH, LEEDS, WEST YORKSHIRE, LS18 4LY | £570,000 | 27/10/2023 | Detached | | [Same street] 3 NEWLAY WOOD FOLD, HORSFORTH, LEEDS, WEST YORKSHIRE, LS18 4HJ | £486,000 | 26/10/2023 | Detached | | THE COACHWAYS NEWLAITHES ROAD, HORSFORTH, LEEDS, WEST YORKSHIRE, LS18 4LG | £900,000 | 10/11/2022 | Detached | | 20 NEWLAY WOOD AVENUE, HORSFORTH, LEEDS, WEST YORKSHIRE, LS18 4LN | £864,000 | 10/11/2022 | Detached | | 7 THROSTLE NEST VIEW, HORSFORTH, LEEDS, WEST YORKSHIRE, LS18 4LR | £175,000 | 14/10/2022 | Detached | | 23 NEWLAY WOOD CLOSE, HORSFORTH, LEEDS, WEST YORKSHIRE, LS18 4SL | £400,000 | 28/06/2022 | Detached | | 7 NEWLAY LANE, HORSFORTH, LEEDS, WEST YORKSHIRE, LS18 4LE | £1,200,000 | 06/09/2021 | Detached | **Street average:** £486,000 (1 sale) **Area average:** £751,286 (7 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £600,212 (13 Detached, LS18, 2024–2026) - **Deviation:** -10.9% ## 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):** £1,197/mo ## 1% Rule - **Rent ratio:** 0.21% (weak for cashflow) - **Max investor price (0.8%):** £141,750 - **Target investor price (1%):** £113,400 *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 Area rent estimate.* ## Price per Square Metre - **£/m²:** £4,084/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 5.5% - **10y growth:** 79.6% ## 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)