Where to Buy Property Investments in Leeds: Yields to 8.9%

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Leeds is a city in West Yorkshire, in northern England. The average sold price across Leeds is £244,430 on the HM Land Registry House Price Index, 15.7% below the England average of £289,946 yet 17.7% above the Yorkshire and the Humber regional average of £207,750. That sits Leeds in an unusual spot: affordable by national standards but the dearest of the Yorkshire cities compared on this page. The metropolitan district's population grew 8.05% between the 2011 and 2021 censuses, from 751,485 to 811,956 residents.

What separates Leeds from most cities for a buy-to-let investor is the gap between its postcodes. Gross yields run from 8.9% in LS2 on the city-centre fringe down to 3.1% in LS16 out in the affluent north, a 5.8 percentage point spread. The cheapest way in is LS2 at a £147,361 asking price; the dearest postcode with rental data, LS22 in Wetherby, asks £466,243 and returns 4.9%. One city holds both a high-yield inner belt and a low-yield commuter fringe, and the data below shows where each sits.

This guide covers the metropolitan district of Leeds (ONS code E08000035), running from the LS1 city centre out to the LS29 Wharfe Valley, plus the WF3, WF10 and BD11 fringe. Leeds sits at the centre of West Yorkshire, 25 miles east of Manchester and 10 miles north-east of Bradford. Not every postcode sits wholly inside the district: LS29 (Ilkley) runs into Bradford and North Yorkshire, LS17, LS21 and LS25 into North Yorkshire, and the WF3, WF10 and BD11 fringe postcodes take their post towns from outside Leeds, so the Leeds wage and employment figures on this page are a benchmark for those postcodes rather than a wage measured for their residents. Investors comparing the wider region may also weigh Wakefield to the south and York to the north-east.

Article updated: July 2026

Why Invest in Leeds?

Financial and professional services anchor the Leeds economy, with Legal & General, Direct Line, KPMG and the big accountancy firms all holding major offices. That sits alongside two universities bringing tens of thousands of students into the inner postcodes each year, and the NHS through Leeds Teaching Hospitals. An economy spread across finance, healthcare, higher education and digital does not lean on any one sector.

The population grew 8.05% between the 2011 and 2021 censuses, from 751,485 to 811,956, ahead of the England and Wales average of 6.3%. The private rented sector is largest in the city centre, at 71.2% of LS1 households, 68.1% in LS2 and 61.1% in LS3.

Median gross annual earnings in Leeds are £36,716, above the Yorkshire and the Humber median of £35,989 but below the Great Britain figure of £39,125. The employment rate of 74.2% is just below the national 75.6%.

Leeds Economic Summary

• Population: 811,956 (2021 Census). Growth of 8.05% from 2011.
• Median annual salary: £36,716 (Leeds), £35,989 (Yorkshire and the Humber), £39,125 (Great Britain)
• Employment rate: 74.2% (Leeds), 75.6% (Great Britain)
• Unemployment rate: 4.7% (Leeds)
• Key employment sectors: Financial and professional services, healthcare, higher education, digital and tech, advanced manufacturing

Source: ONS Census 2021, Nomis Labour Market Profile (ASHE 2025, Employment Oct 2024-Sep 2025)

Source: Office for National Statistics - Population for Leeds

Regeneration and Investment in Leeds

The single biggest change in central Leeds is South Bank, a 640-acre regeneration zone south of the river that is set to roughly double the size of the city centre. The schemes below sit in and around the inner postcodes whose yields appear later in this guide.

• South Bank and Aire Park (underway): A 640-acre regeneration of former industrial land south of the city centre, built around Aire Park, the largest new city-centre green space created in the UK in recent years. The wider scheme is the council's headline driver of new homes and jobs in central Leeds, and it sits in the LS11 and LS10 postcodes that carry some of the city's lowest asking prices. Updates at Leeds City Council.
• Sweetfields, South Bank (under construction, 1,350+ build-to-rent homes): Platform_'s 1.3 million sq ft mixed-use neighbourhood on Sweet Street West is delivering more than 1,350 build-to-rent apartments alongside 160,000 sq ft of Grade A office space, with the first 451 homes due to complete at the start of 2027. Updates at Place Yorkshire.
• Connecting Leeds and new rail stations (completed and ongoing, £270 million): The £270 million Connecting Leeds transport programme has delivered new park-and-ride capacity, a rebuilt bus station and city-centre gateways, with White Rose station in south Leeds now open and Leeds City Station improvements following. Updates at Leeds City Council.
• West Yorkshire Mass Transit (planning phase, services late 2030s): A tram network connecting Bradford, Leeds city centre and south Leeds including St James's University Hospital, with the Strategic Outline Case due in 2026 and early works targeted for 2028. The Strategic Outline Case in 2026 is the next milestone. Updates at West Yorkshire Combined Authority.

Leeds Property Market Analysis

Average prices across Leeds have risen 435.1% since January 1995, from £45,679 to £244,430. The sections below trace that path cycle by cycle, then drill into current postcode-level data for sold prices, price per square foot, asking prices, growth, transaction volumes and selling times.

When was the last house price crash in Leeds?

The Land Registry House Price Index tracks Leeds from January 1995 to the latest reading in March 2026, covering 31 years and one major crash.

The slow build, 1995 to 2000: Leeds started 1995 at £45,679 and barely moved for five years, edging only to £53,992 by January 2000 while London ran away. The north came late to that cycle.

The boom, 2000 to 2007: Then it caught up fast. Prices nearly tripled to a peak of £157,612 in September 2007, with the sharpest run in 2002 to 2004.

The financial crisis, 2007 to 2009: From that £157,612 peak the market fell to a trough of £127,044 in April 2009, a drop of 19.4% in 19 months, with the worst year-on-year reading at -17.7% in March 2009. Leeds fell slightly harder than the Yorkshire and the Humber region, which dropped 17.6% from £141,405 to £116,556 over the same period.

The stagnation, 2009 to 2013: Prices bounced off the trough but then went sideways for four years. The average was £137,311 in December 2010 and still only £138,396 by December 2013, leaving Leeds well short of its pre-crash peak. This was the longest flat stretch in its modern record.

The recovery, 2014 to 2016: Growth returned from 2014, and prices finally passed the September 2007 peak in December 2015 at £157,722. That recovery took eight and a quarter years.

Pre-pandemic growth, 2017 to 2019: Steady single-digit gains carried the average from £173,365 in December 2017 to £185,001 by December 2019.

The pandemic surge, 2020 to 2022: Leeds rose sharply, from £182,392 in March 2020 to £233,785 by December 2022, growth of 28.2% in under three years.

The rate shock, 2023: Higher mortgage rates cooled the market, easing the average from £233,785 to £228,265 across 2023, a dip of 2.4% that was brief and mild against the 2008 fall.

2024 to present: Prices steadied and resumed growth, reaching £238,383 by December 2024 and £244,430 by the latest reading in March 2026, up 2.3% on the year. The current price is 55.1% above the September 2007 peak.

Long-term growth summary:

• 5 years (March 2021 to March 2026): 20.9% growth (£202,185 to £244,430)
• 10 years (March 2016 to March 2026): 58.5% growth (£154,251 to £244,430)
• 15 years (March 2011 to March 2026): 78.6% growth (£136,854 to £244,430)
• 20 years (March 2006 to March 2026): 73.4% growth (£140,948 to £244,430)
• 31 years (January 1995 to March 2026): 435.1% growth (£45,679 to £244,430)

The 15-year and 20-year returns sit close together, 78.6% against 73.4%, and that near-match is the stagnation phase showing up in the numbers: a buyer in 2006 and a buyer in 2011 hold similar equity today. Over the full 31 years Leeds returned 435.1% through one major crash. Someone who bought at the exact September 2007 peak would be 55.1% ahead on the Land Registry average.

• All property types
• Detached
• Semi-detached
• Terraced
• Flats

Source: HM Land Registry House Price Index

Year	All property types	Detached	Semi-detached	Terraced	Flats
1995-01	£45,679	£86,826	£47,832	£35,941	£34,570
1995-02	£45,865	£86,406	£48,234	£36,068	£34,744
1995-03	£46,542	£87,464	£48,907	£36,682	£35,171
1995-04	£47,240	£88,427	£49,670	£37,263	£35,758
1995-05	£47,339	£88,511	£49,724	£37,405	£35,784
1995-06	£47,177	£88,207	£49,621	£37,193	£35,857
1995-07	£47,151	£88,423	£49,617	£37,136	£35,673
1995-08	£47,179	£89,059	£49,625	£37,096	£35,539
1995-09	£46,611	£88,192	£48,992	£36,679	£34,882
1995-10	£45,801	£86,807	£48,242	£35,920	£34,395
1995-11	£45,303	£85,842	£47,806	£35,423	£34,281
1995-12	£45,093	£85,428	£47,665	£35,187	£34,213
1996-01	£44,726	£84,957	£47,262	£34,899	£33,787
1996-02	£44,789	£85,010	£47,349	£34,981	£33,637
1996-03	£44,632	£84,967	£47,287	£34,740	£33,489
1996-04	£45,044	£85,419	£47,685	£35,121	£33,960
1996-05	£45,240	£85,560	£47,830	£35,362	£34,124
1996-06	£45,849	£86,509	£48,352	£35,938	£34,744
1996-07	£46,515	£88,024	£49,074	£36,434	£35,059
1996-08	£47,685	£90,858	£50,308	£37,252	£35,850
1996-09	£47,721	£91,381	£50,298	£37,287	£35,579
1996-10	£47,656	£91,406	£50,274	£37,190	£35,452
1996-11	£47,024	£89,935	£49,640	£36,702	£35,069
1996-12	£47,192	£89,936	£49,928	£36,808	£35,204
1997-01	£47,154	£89,821	£49,861	£36,810	£35,151
1997-02	£46,577	£89,048	£49,251	£36,305	£34,688
1997-03	£46,419	£88,953	£48,999	£36,203	£34,609
1997-04	£46,845	£89,538	£49,477	£36,565	£34,898
1997-05	£47,951	£91,389	£50,696	£37,488	£35,484
1997-06	£48,759	£93,082	£51,593	£38,105	£35,840
1997-07	£49,006	£93,827	£51,815	£38,321	£35,787
1997-08	£49,001	£94,214	£51,791	£38,265	£35,720
1997-09	£48,810	£94,013	£51,601	£38,081	£35,541
1997-10	£48,089	£92,766	£50,905	£37,419	£35,109
1997-11	£48,151	£93,003	£51,010	£37,414	£35,154
1997-12	£48,302	£93,215	£51,272	£37,459	£35,303
1998-01	£49,020	£94,967	£51,962	£38,006	£35,796
1998-02	£48,884	£94,565	£51,808	£37,894	£35,933
1998-03	£49,084	£94,939	£51,962	£38,109	£36,045
1998-04	£48,714	£93,798	£51,677	£37,827	£35,774
1998-05	£48,772	£93,655	£51,730	£37,967	£35,640
1998-06	£48,782	£93,684	£51,735	£37,938	£35,845
1998-07	£50,175	£96,485	£53,181	£39,030	£36,814
1998-08	£51,721	£100,020	£54,765	£40,173	£37,869
1998-09	£52,119	£101,080	£55,183	£40,472	£37,929
1998-10	£51,747	£100,604	£54,792	£40,096	£37,826
1998-11	£50,240	£97,766	£53,292	£38,794	£36,918
1998-12	£50,305	£97,629	£53,431	£38,787	£37,257
1999-01	£50,269	£97,590	£53,417	£38,735	£37,229
1999-02	£50,687	£98,295	£53,855	£39,088	£37,513
1999-03	£50,890	£98,854	£54,040	£39,226	£37,686
1999-04	£51,444	£99,443	£54,588	£39,777	£38,152
1999-05	£52,576	£101,258	£55,738	£40,753	£39,059
1999-06	£53,178	£102,385	£56,337	£41,273	£39,433
1999-07	£53,709	£103,913	£56,871	£41,619	£39,733
1999-08	£54,064	£104,988	£57,183	£41,883	£39,873
1999-09	£54,611	£106,452	£57,665	£42,292	£40,278
1999-10	£54,748	£106,766	£57,896	£42,264	£40,641
1999-11	£54,681	£106,611	£57,878	£42,154	£40,708
1999-12	£54,188	£105,144	£57,395	£41,794	£40,606
2000-01	£53,992	£104,933	£57,155	£41,676	£40,259
2000-02	£53,845	£104,809	£56,981	£41,520	£40,207
2000-03	£54,319	£105,998	£57,573	£41,810	£40,306
2000-04	£55,493	£107,897	£58,779	£42,729	£41,546
2000-05	£57,211	£111,061	£60,700	£43,995	£42,907
2000-06	£58,908	£114,149	£62,534	£45,262	£44,412
2000-07	£60,151	£117,246	£63,932	£46,097	£45,055
2000-08	£60,946	£119,425	£64,804	£46,505	£45,889
2000-09	£61,351	£121,096	£65,132	£46,694	£46,265
2000-10	£61,251	£121,099	£65,132	£46,462	£46,376
2000-11	£61,051	£120,913	£64,867	£46,283	£46,320
2000-12	£61,170	£120,772	£65,079	£46,286	£46,834
2001-01	£61,422	£121,163	£65,194	£46,548	£47,258
2001-02	£62,188	£122,458	£65,994	£47,176	£47,837
2001-03	£62,182	£122,635	£65,972	£47,194	£47,574
2001-04	£63,279	£124,626	£67,051	£48,094	£48,480
2001-05	£64,148	£125,772	£67,941	£48,852	£49,191
2001-06	£66,078	£129,127	£69,901	£50,381	£50,940
2001-07	£67,115	£131,322	£71,052	£51,149	£51,573
2001-08	£68,327	£134,341	£72,236	£52,026	£52,576
2001-09	£68,752	£135,960	£72,554	£52,322	£52,898
2001-10	£68,757	£135,955	£72,579	£52,257	£53,156
2001-11	£68,714	£135,663	£72,674	£52,118	£53,317
2001-12	£69,580	£136,580	£73,779	£52,652	£54,504
2002-01	£69,961	£137,301	£74,185	£52,894	£55,019
2002-02	£70,238	£137,683	£74,321	£53,204	£55,377
2002-03	£70,600	£138,435	£74,651	£53,565	£55,393
2002-04	£72,621	£141,734	£76,684	£55,201	£57,283
2002-05	£74,509	£144,841	£78,800	£56,618	£58,879
2002-06	£77,925	£151,086	£82,248	£59,327	£61,842
2002-07	£80,263	£155,834	£84,691	£61,175	£63,320
2002-08	£82,966	£161,159	£87,464	£63,285	£65,412
2002-09	£83,588	£162,695	£88,318	£63,660	£65,521
2002-10	£84,446	£164,196	£89,475	£64,141	£66,322
2002-11	£85,965	£167,472	£91,105	£65,225	£67,548
2002-12	£88,074	£170,823	£93,454	£66,779	£69,593
2003-01	£89,599	£173,445	£94,817	£68,143	£70,869
2003-02	£91,571	£176,214	£97,014	£69,695	£72,573
2003-03	£92,255	£177,644	£97,583	£70,341	£72,942
2003-04	£94,919	£182,001	£100,670	£72,303	£75,074
2003-05	£96,700	£185,116	£102,613	£73,759	£76,075
2003-06	£99,677	£189,982	£105,751	£76,082	£78,837
2003-07	£101,781	£193,373	£107,959	£77,845	£80,302
2003-08	£103,372	£195,801	£109,597	£79,184	£81,576
2003-09	£105,717	£199,968	£112,160	£81,167	£82,540
2003-10	£105,948	£199,975	£112,297	£81,476	£82,762
2003-11	£106,472	£200,589	£112,858	£81,937	£83,165
2003-12	£107,129	£200,078	£113,446	£82,681	£84,196
2004-01	£108,184	£201,935	£114,461	£83,640	£84,768
2004-02	£109,659	£203,799	£115,828	£84,993	£85,937
2004-03	£110,213	£204,877	£116,104	£85,547	£86,225
2004-04	£113,740	£209,128	£119,742	£88,757	£88,825
2004-05	£117,119	£212,991	£123,048	£91,931	£91,456
2004-06	£121,083	£218,365	£127,184	£95,335	£94,579
2004-07	£124,208	£223,631	£130,643	£97,938	£96,548
2004-08	£127,119	£229,583	£133,768	£100,300	£98,287
2004-09	£129,074	£233,935	£135,907	£101,957	£99,083
2004-10	£129,825	£235,266	£136,332	£102,519	£100,319
2004-11	£130,792	£236,389	£137,162	£103,339	£101,465
2004-12	£130,945	£235,254	£137,036	£103,630	£102,171
2005-01	£131,265	£235,609	£137,034	£104,004	£102,757
2005-02	£131,836	£236,440	£137,665	£104,376	£103,414
2005-03	£133,255	£239,002	£139,251	£105,439	£104,473
2005-04	£133,800	£238,502	£140,066	£105,997	£104,714
2005-05	£133,221	£236,866	£139,286	£105,787	£104,138
2005-06	£133,371	£235,573	£139,262	£106,292	£104,151
2005-07	£135,356	£239,252	£141,431	£107,987	£105,210
2005-08	£137,579	£243,277	£143,667	£109,959	£106,552
2005-09	£138,994	£246,695	£145,109	£111,173	£107,175
2005-10	£139,246	£246,940	£145,011	£111,523	£107,649
2005-11	£138,916	£245,736	£144,725	£111,291	£107,443
2005-12	£138,264	£243,203	£143,799	£110,870	£107,589
2006-01	£139,075	£244,712	£144,501	£111,694	£107,992
2006-02	£139,488	£244,676	£144,635	£112,138	£108,688
2006-03	£140,948	£248,048	£146,404	£113,300	£109,160
2006-04	£141,332	£247,587	£146,918	£113,733	£109,421
2006-05	£142,946	£250,519	£148,819	£115,048	£110,308
2006-06	£143,080	£249,947	£148,940	£115,356	£110,321
2006-07	£144,750	£253,213	£150,606	£117,009	£111,038
2006-08	£146,470	£256,628	£152,411	£118,725	£111,621
2006-09	£147,675	£259,676	£153,691	£119,755	£112,122
2006-10	£147,898	£260,432	£153,945	£119,752	£112,480
2006-11	£147,479	£259,735	£153,604	£119,384	£112,079
2006-12	£149,874	£262,778	£155,957	£121,540	£114,050
2007-01	£149,863	£262,710	£155,943	£121,685	£113,782
2007-02	£151,125	£264,715	£157,032	£122,627	£115,170
2007-03	£150,339	£264,102	£156,275	£122,057	£114,183
2007-04	£151,861	£266,011	£157,790	£123,590	£115,219
2007-05	£152,857	£266,682	£158,738	£124,721	£115,938
2007-06	£153,967	£268,261	£159,797	£125,792	£116,759
2007-07	£155,813	£272,268	£161,705	£127,252	£117,998
2007-08	£156,640	£275,218	£162,721	£128,133	£117,684
2007-09	£157,612	£277,800	£163,764	£128,835	£118,248
2007-10	£156,768	£276,880	£162,700	£128,049	£117,803
2007-11	£157,145	£277,916	£163,101	£128,015	£118,453
2007-12	£156,816	£276,977	£162,625	£127,709	£118,526
2008-01	£157,611	£278,830	£163,451	£128,277	£119,105
2008-02	£155,977	£276,002	£161,655	£126,937	£117,979
2008-03	£154,541	£274,283	£160,452	£125,666	£116,456
2008-04	£153,134	£272,302	£159,024	£124,663	£115,034
2008-05	£153,054	£271,785	£159,052	£124,752	£114,723
2008-06	£152,512	£270,472	£158,406	£124,416	£114,347
2008-07	£150,172	£266,011	£156,228	£122,314	£112,653
2008-08	£147,437	£261,814	£153,392	£120,061	£110,469
2008-09	£144,615	£258,939	£150,297	£117,557	£108,308
2008-10	£141,511	£253,893	£147,008	£114,913	£106,100
2008-11	£137,970	£248,029	£143,442	£111,796	£103,539
2008-12	£133,992	£239,620	£139,541	£108,746	£100,350
2009-01	£131,365	£235,618	£136,714	£106,437	£98,570
2009-02	£129,229	£231,626	£134,421	£104,585	£97,296
2009-03	£127,184	£228,079	£132,119	£102,567	£96,558
2009-04	£127,044	£226,379	£132,120	£102,568	£96,564
2009-05	£127,431	£226,371	£132,569	£103,121	£96,656
2009-06	£130,309	£231,363	£135,816	£105,737	£98,023
2009-07	£132,500	£235,794	£138,322	£107,710	£98,815
2009-08	£135,563	£242,373	£141,668	£110,315	£100,283
2009-09	£137,133	£245,824	£143,420	£111,540	£101,122
2009-10	£138,137	£248,082	£144,665	£112,354	£101,410
2009-11	£138,426	£248,868	£144,990	£112,702	£101,317
2009-12	£139,799	£250,020	£146,599	£114,265	£101,846
2010-01	£139,556	£251,001	£146,657	£114,041	£100,758
2010-02	£139,757	£251,908	£147,327	£114,076	£100,310
2010-03	£137,768	£250,732	£145,232	£111,938	£98,991
2010-04	£138,367	£250,889	£145,828	£112,464	£99,845
2010-05	£138,604	£251,286	£145,928	£112,674	£100,251
2010-06	£139,833	£253,048	£147,371	£113,944	£100,586
2010-07	£140,867	£256,228	£148,490	£114,786	£100,678
2010-08	£142,555	£260,131	£150,634	£115,909	£101,346
2010-09	£142,807	£261,988	£150,849	£115,913	£101,340
2010-10	£141,573	£259,681	£149,528	£114,759	£100,798
2010-11	£138,603	£254,761	£146,162	£112,284	£98,960
2010-12	£137,311	£252,009	£144,954	£111,056	£98,290
2011-01	£137,254	£253,004	£144,753	£110,793	£98,397
2011-02	£137,964	£255,095	£145,218	£111,348	£99,086
2011-03	£136,854	£254,621	£143,861	£110,274	£98,248
2011-04	£136,088	£252,670	£142,993	£109,803	£97,767
2011-05	£135,900	£250,821	£142,946	£109,622	£98,124
2011-06	£137,498	£251,572	£144,807	£111,181	£99,415
2011-07	£137,002	£250,014	£144,318	£110,773	£99,321
2011-08	£136,805	£250,461	£144,371	£110,679	£98,137
2011-09	£136,455	£251,259	£143,950	£110,382	£97,326
2011-10	£136,308	£251,918	£144,073	£110,083	£96,603
2011-11	£134,641	£248,947	£142,212	£108,548	£95,951
2011-12	£134,680	£247,871	£142,441	£108,518	£96,289
2012-01	£134,497	£246,570	£142,336	£108,584	£96,007
2012-02	£134,378	£246,211	£142,286	£108,745	£95,304
2012-03	£133,822	£244,530	£141,624	£108,618	£94,794
2012-04	£134,201	£245,423	£141,885	£108,846	£95,423
2012-05	£135,045	£246,363	£142,705	£109,579	£96,402
2012-06	£135,310	£246,943	£142,868	£109,948	£96,466
2012-07	£135,042	£246,250	£142,531	£109,995	£95,946
2012-08	£135,678	£247,359	£143,245	£110,763	£95,814
2012-09	£136,380	£249,545	£143,982	£111,202	£96,112
2012-10	£135,011	£246,875	£142,599	£109,999	£95,283
2012-11	£134,303	£245,833	£141,811	£109,302	£94,981
2012-12	£132,874	£243,288	£140,395	£108,035	£93,954
2013-01	£134,011	£245,849	£141,811	£108,871	£94,232
2013-02	£134,885	£247,706	£142,721	£109,547	£94,786
2013-03	£133,867	£246,505	£141,605	£108,499	£94,222
2013-04	£134,021	£246,712	£141,482	£108,738	£94,715
2013-05	£132,332	£243,320	£139,697	£107,337	£93,752
2013-06	£133,578	£244,516	£141,070	£108,694	£94,395
2013-07	£134,482	£245,837	£142,013	£109,570	£94,950
2013-08	£135,253	£247,089	£142,878	£110,306	£95,248
2013-09	£136,960	£251,394	£144,631	£111,465	£96,376
2013-10	£136,314	£251,160	£144,065	£110,586	£95,903
2013-11	£137,778	£254,211	£145,715	£111,568	£96,963
2013-12	£138,396	£254,118	£146,581	£112,092	£97,609
2014-01	£139,525	£255,675	£147,784	£113,179	£98,313
2014-02	£139,444	£255,664	£147,661	£113,204	£98,072
2014-03	£138,277	£253,519	£146,447	£112,266	£97,146
2014-04	£139,474	£255,228	£147,643	£113,440	£97,943
2014-05	£141,466	£258,031	£149,720	£115,230	£99,450
2014-06	£143,398	£261,431	£151,816	£116,894	£100,606
2014-07	£144,649	£263,549	£153,250	£117,982	£101,244
2014-08	£145,497	£265,452	£154,278	£118,660	£101,483
2014-09	£146,948	£268,320	£155,753	£119,919	£102,349
2014-10	£147,341	£269,341	£156,270	£120,059	£102,665
2014-11	£146,663	£268,382	£155,626	£119,298	£102,341
2014-12	£146,514	£268,433	£155,464	£118,980	£102,475
2015-01	£146,125	£267,726	£155,043	£118,599	£102,341
2015-02	£145,986	£267,351	£154,661	£118,576	£102,509
2015-03	£145,228	£266,368	£153,961	£117,714	£102,108
2015-04	£145,900	£267,969	£154,620	£118,324	£102,383
2015-05	£147,908	£271,354	£156,960	£119,863	£103,749
2015-06	£149,566	£273,762	£158,815	£121,597	£104,281
2015-07	£151,518	£276,659	£161,066	£123,178	£105,655
2015-08	£153,033	£279,577	£162,702	£124,558	£106,324
2015-09	£154,661	£283,838	£164,322	£125,629	£107,574
2015-10	£155,642	£286,530	£165,466	£126,339	£107,887
2015-11	£155,349	£286,484	£165,265	£125,921	£107,641
2015-12	£157,722	£290,663	£167,932	£127,865	£109,102
2016-01	£157,100	£289,107	£167,488	£127,230	£108,746
2016-02	£157,225	£289,349	£167,636	£127,430	£108,616
2016-03	£154,251	£283,944	£164,400	£124,954	£106,761
2016-04	£155,817	£286,705	£165,754	£126,435	£107,991
2016-05	£158,884	£291,273	£168,733	£129,025	£110,830
2016-06	£161,794	£295,870	£171,700	£131,598	£112,969
2016-07	£164,305	£300,209	£174,273	£133,716	£114,831
2016-08	£165,088	£302,203	£175,148	£134,281	£115,206
2016-09	£166,423	£304,904	£176,736	£135,118	£116,228
2016-10	£165,017	£303,502	£175,412	£133,446	£115,500
2016-11	£164,170	£303,441	£174,630	£132,263	£115,044
2016-12	£164,405	£304,448	£174,692	£132,332	£115,505
2017-01	£164,366	£304,722	£174,458	£132,318	£115,606
2017-02	£164,929	£305,181	£174,696	£132,939	£116,444
2017-03	£164,419	£304,445	£174,134	£132,374	£116,291
2017-04	£165,280	£305,697	£174,885	£133,112	£117,176
2017-05	£166,591	£307,152	£176,557	£134,062	£118,241
2017-06	£168,360	£309,101	£178,371	£135,705	£119,694
2017-07	£170,970	£312,983	£181,317	£137,858	£121,547
2017-08	£171,572	£314,384	£181,844	£138,584	£121,613
2017-09	£172,239	£316,651	£182,624	£139,070	£121,683
2017-10	£171,459	£316,150	£182,001	£138,288	£120,760
2017-11	£171,741	£317,091	£182,651	£138,262	£120,739
2017-12	£173,365	£319,687	£184,731	£139,585	£121,509
2018-01	£174,272	£321,287	£185,799	£140,217	£122,197
2018-02	£174,111	£321,756	£185,486	£140,150	£121,934
2018-03	£173,013	£320,112	£184,332	£139,331	£120,982
2018-04	£173,445	£320,860	£184,889	£140,092	£120,574
2018-05	£175,048	£323,413	£186,917	£141,570	£121,147
2018-06	£176,137	£325,410	£188,344	£142,310	£121,756
2018-07	£178,008	£329,478	£190,329	£143,703	£123,024
2018-08	£179,455	£332,266	£191,814	£144,870	£124,067
2018-09	£179,683	£333,195	£191,906	£145,177	£124,067
2018-10	£178,506	£331,184	£190,698	£144,126	£123,273
2018-11	£177,415	£330,064	£189,794	£143,128	£122,021
2018-12	£177,668	£330,181	£190,294	£143,225	£122,175
2019-01	£177,975	£331,388	£190,806	£143,225	£122,275
2019-02	£178,017	£331,571	£190,779	£143,094	£122,592
2019-03	£178,876	£333,625	£191,921	£143,685	£122,843
2019-04	£177,519	£330,080	£190,463	£142,974	£121,702
2019-05	£179,060	£332,061	£192,254	£144,533	£122,400
2019-06	£178,330	£330,042	£191,404	£144,102	£122,006
2019-07	£181,534	£335,808	£194,728	£146,748	£124,345
2019-08	£182,578	£337,926	£195,777	£147,771	£124,810
2019-09	£184,683	£342,141	£197,677	£149,703	£126,285
2019-10	£184,700	£342,292	£198,260	£149,532	£125,721
2019-11	£184,325	£342,014	£198,245	£148,923	£125,220
2019-12	£185,001	£343,296	£199,429	£149,493	£124,966
2020-01	£184,947	£343,635	£199,319	£149,502	£124,750
2020-02	£184,198	£342,165	£198,419	£149,133	£124,056
2020-03	£182,392	£339,218	£196,497	£147,513	£122,907
2020-04	£180,154	£336,176	£194,052	£146,002	£120,567
2020-05	£180,718	£337,882	£194,826	£146,086	£121,024
2020-06	£183,398	£342,148	£197,874	£148,481	£122,496
2020-07	£187,892	£348,997	£202,713	£152,041	£126,209
2020-08	£191,172	£355,097	£206,409	£154,895	£127,854
2020-09	£192,814	£359,607	£208,096	£156,092	£128,742
2020-10	£194,638	£364,090	£210,074	£157,681	£129,363
2020-11	£197,864	£370,115	£213,199	£160,602	£131,590
2020-12	£199,787	£373,407	£215,117	£162,558	£132,611
2021-01	£202,374	£375,398	£217,631	£164,922	£135,432
2021-02	£201,774	£371,093	£216,604	£164,969	£136,009
2021-03	£202,185	£368,648	£216,608	£165,630	£137,744
2021-04	£201,018	£366,653	£215,053	£164,996	£136,837
2021-05	£201,200	£367,695	£215,238	£165,085	£136,741
2021-06	£206,222	£375,681	£220,338	£169,915	£139,932
2021-07	£205,117	£374,473	£219,400	£168,704	£138,910
2021-08	£205,308	£376,108	£220,059	£168,583	£138,128
2021-09	£203,653	£374,523	£218,754	£166,814	£136,206
2021-10	£205,299	£379,989	£220,709	£167,791	£136,504
2021-11	£206,138	£382,377	£221,647	£168,290	£136,947
2021-12	£205,670	£383,488	£221,333	£167,574	£135,958
2022-01	£210,486	£390,694	£226,795	£171,914	£138,731
2022-02	£214,200	£396,593	£230,778	£175,151	£141,407
2022-03	£215,509	£399,447	£232,590	£175,901	£141,941
2022-04	£216,434	£400,776	£233,312	£177,038	£142,567
2022-05	£217,593	£402,514	£234,768	£178,256	£142,610
2022-06	£220,531	£406,828	£237,780	£181,088	£144,670
2022-07	£224,603	£413,552	£242,520	£184,563	£146,853
2022-08	£227,783	£419,006	£245,919	£187,572	£148,446
2022-09	£230,033	£423,416	£248,441	£189,625	£149,159
2022-10	£231,818	£427,495	£250,343	£190,993	£150,099
2022-11	£234,139	£432,707	£252,833	£192,720	£151,443
2022-12	£233,785	£431,685	£252,431	£192,425	£151,483
2023-01	£228,909	£423,270	£247,332	£188,143	£148,177
2023-02	£225,686	£418,267	£243,876	£185,078	£146,305
2023-03	£223,391	£416,334	£241,759	£182,341	£144,580
2023-04	£223,142	£416,752	£241,499	£181,818	£144,641
2023-05	£223,354	£416,448	£241,732	£181,890	£145,234
2023-06	£223,706	£415,913	£241,688	£182,753	£145,537
2023-07	£228,168	£422,916	£246,604	£186,742	£148,167
2023-08	£230,453	£427,280	£249,082	£189,034	£148,821
2023-09	£232,964	£431,738	£251,914	£191,264	£150,025
2023-10	£230,663	£426,808	£249,182	£189,549	£148,870
2023-11	£228,605	£423,414	£247,209	£187,479	£147,676
2023-12	£228,265	£422,041	£246,944	£187,026	£147,904
2024-01	£228,898	£423,875	£247,646	£187,517	£148,079
2024-02	£228,637	£421,622	£247,282	£187,797	£147,885
2024-03	£228,226	£420,866	£246,598	£187,403	£148,114
2024-04	£225,179	£413,818	£243,183	£185,040	£146,696
2024-05	£225,259	£413,154	£243,116	£185,084	£147,373
2024-06	£226,252	£413,632	£244,116	£186,491	£147,700
2024-07	£230,887	£421,709	£249,248	£190,806	£149,854
2024-08	£234,119	£427,755	£252,690	£193,922	£151,217
2024-09	£236,005	£432,872	£255,098	£195,289	£151,475
2024-10	£237,335	£436,497	£256,315	£196,147	£152,584
2024-11	£237,631	£437,686	£257,101	£196,106	£152,258
2024-12	£238,383	£439,674	£257,914	£196,770	£152,420
2025-01	£236,528	£436,884	£256,399	£195,261	£150,177
2025-02	£237,563	£438,970	£257,297	£196,405	£150,696
2025-03	£238,863	£437,350	£258,424	£198,171	£152,809
2025-04	£239,025	£440,587	£258,895	£197,537	£152,336
2025-05	£238,024	£440,182	£257,999	£196,512	£151,040
2025-06	£235,612	£439,105	£256,021	£193,912	£147,806
2025-07	£238,850	£441,595	£259,461	£197,620	£149,874
2025-08	£241,176	£444,840	£262,436	£199,686	£150,825
2025-09	£244,376	£451,242	£266,070	£202,503	£152,072
2025-10	£243,595	£450,109	£265,472	£201,722	£151,232
2025-11	£244,623	£451,990	£266,412	£202,826	£151,781
2025-12	£244,620	£450,316	£266,486	£203,214	£151,784
2026-01	£244,809	£449,101	£266,857	£203,910	£151,473
2026-02	£244,300	£448,414	£266,669	£203,360	£150,636
2026-03	£244,430	£449,396	£267,175	£203,487	£149,734

• All property types
• Detached
• Semi-detached
• Terraced
• Flats

Source: HM Land Registry House Price Index

Year	All property types	Detached	Semi-detached	Terraced	Flats
1996-01	-2.1%	-2.2%	-1.2%	-2.9%	-2.3%
1996-02	-2.3%	-1.6%	-1.8%	-3.0%	-3.2%
1996-03	-4.1%	-2.9%	-3.3%	-5.3%	-4.8%
1996-04	-4.6%	-3.4%	-4.0%	-5.7%	-5.0%
1996-05	-4.4%	-3.3%	-3.8%	-5.5%	-4.6%
1996-06	-2.8%	-1.9%	-2.6%	-3.4%	-3.1%
1996-07	-1.3%	-0.5%	-1.1%	-1.9%	-1.7%
1996-08	+1.1%	+2.0%	+1.4%	+0.4%	+0.9%
1996-09	+2.4%	+3.6%	+2.7%	+1.7%	+2.0%
1996-10	+4.1%	+5.3%	+4.2%	+3.5%	+3.1%
1996-11	+3.8%	+4.8%	+3.8%	+3.6%	+2.3%
1996-12	+4.7%	+5.3%	+4.7%	+4.6%	+2.9%
1997-01	+5.4%	+5.7%	+5.5%	+5.5%	+4.0%
1997-02	+4.0%	+4.8%	+4.0%	+3.8%	+3.1%
1997-03	+4.0%	+4.7%	+3.6%	+4.2%	+3.3%
1997-04	+4.0%	+4.8%	+3.8%	+4.1%	+2.8%
1997-05	+6.0%	+6.8%	+6.0%	+6.0%	+4.0%
1997-06	+6.3%	+7.6%	+6.7%	+6.0%	+3.2%
1997-07	+5.4%	+6.6%	+5.6%	+5.2%	+2.1%
1997-08	+2.8%	+3.7%	+2.9%	+2.7%	-0.4%
1997-09	+2.3%	+2.9%	+2.6%	+2.1%	-0.1%
1997-10	+0.9%	+1.5%	+1.3%	+0.6%	-1.0%
1997-11	+2.4%	+3.4%	+2.8%	+1.9%	+0.2%
1997-12	+2.4%	+3.6%	+2.7%	+1.8%	+0.3%
1998-01	+4.0%	+5.7%	+4.2%	+3.2%	+1.8%
1998-02	+5.0%	+6.2%	+5.2%	+4.4%	+3.6%
1998-03	+5.7%	+6.7%	+6.0%	+5.3%	+4.1%
1998-04	+4.0%	+4.8%	+4.4%	+3.4%	+2.5%
1998-05	+1.7%	+2.5%	+2.0%	+1.3%	+0.4%
1998-06	0.0%	+0.6%	+0.3%	-0.4%	0.0%
1998-07	+2.4%	+2.8%	+2.6%	+1.9%	+2.9%
1998-08	+5.5%	+6.2%	+5.7%	+5.0%	+6.0%
1998-09	+6.8%	+7.5%	+6.9%	+6.3%	+6.7%
1998-10	+7.6%	+8.4%	+7.6%	+7.2%	+7.7%
1998-11	+4.3%	+5.1%	+4.5%	+3.7%	+5.0%
1998-12	+4.1%	+4.7%	+4.2%	+3.5%	+5.5%
1999-01	+2.5%	+2.8%	+2.8%	+1.9%	+4.0%
1999-02	+3.7%	+3.9%	+4.0%	+3.2%	+4.4%
1999-03	+3.7%	+4.1%	+4.0%	+2.9%	+4.6%
1999-04	+5.6%	+6.0%	+5.6%	+5.2%	+6.6%
1999-05	+7.8%	+8.1%	+7.7%	+7.3%	+9.6%
1999-06	+9.0%	+9.3%	+8.9%	+8.8%	+10.0%
1999-07	+7.0%	+7.7%	+6.9%	+6.6%	+7.9%
1999-08	+4.5%	+5.0%	+4.4%	+4.3%	+5.3%
1999-09	+4.8%	+5.3%	+4.5%	+4.5%	+6.2%
1999-10	+5.8%	+6.1%	+5.7%	+5.4%	+7.4%
1999-11	+8.8%	+9.0%	+8.6%	+8.7%	+10.3%
1999-12	+7.7%	+7.7%	+7.4%	+7.8%	+9.0%
2000-01	+7.4%	+7.5%	+7.0%	+7.6%	+8.1%
2000-02	+6.2%	+6.6%	+5.8%	+6.2%	+7.2%
2000-03	+6.7%	+7.2%	+6.5%	+6.6%	+6.9%
2000-04	+7.9%	+8.5%	+7.7%	+7.4%	+8.9%
2000-05	+8.8%	+9.7%	+8.9%	+8.0%	+9.8%
2000-06	+10.8%	+11.5%	+11.0%	+9.7%	+12.6%
2000-07	+12.0%	+12.8%	+12.4%	+10.8%	+13.4%
2000-08	+12.7%	+13.8%	+13.3%	+11.0%	+15.1%
2000-09	+12.3%	+13.8%	+12.9%	+10.4%	+14.9%
2000-10	+11.9%	+13.4%	+12.5%	+9.9%	+14.1%
2000-11	+11.6%	+13.4%	+12.1%	+9.8%	+13.8%
2000-12	+12.9%	+14.9%	+13.4%	+10.7%	+15.3%
2001-01	+13.8%	+15.5%	+14.1%	+11.7%	+17.4%
2001-02	+15.5%	+16.8%	+15.8%	+13.6%	+19.0%
2001-03	+14.5%	+15.7%	+14.6%	+12.9%	+18.0%
2001-04	+14.0%	+15.5%	+14.1%	+12.6%	+16.7%
2001-05	+12.1%	+13.2%	+11.9%	+11.0%	+14.6%
2001-06	+12.2%	+13.1%	+11.8%	+11.3%	+14.7%
2001-07	+11.6%	+12.0%	+11.1%	+11.0%	+14.5%
2001-08	+12.1%	+12.5%	+11.5%	+11.9%	+14.6%
2001-09	+12.1%	+12.3%	+11.4%	+12.1%	+14.3%
2001-10	+12.3%	+12.3%	+11.4%	+12.5%	+14.6%
2001-11	+12.6%	+12.2%	+12.0%	+12.6%	+15.1%
2001-12	+13.7%	+13.1%	+13.4%	+13.8%	+16.4%
2002-01	+13.9%	+13.3%	+13.8%	+13.6%	+16.4%
2002-02	+12.9%	+12.4%	+12.6%	+12.8%	+15.8%
2002-03	+13.5%	+12.9%	+13.2%	+13.5%	+16.4%
2002-04	+14.8%	+13.7%	+14.4%	+14.8%	+18.2%
2002-05	+16.2%	+15.2%	+16.0%	+15.9%	+19.7%
2002-06	+17.9%	+17.0%	+17.7%	+17.8%	+21.4%
2002-07	+19.6%	+18.7%	+19.2%	+19.6%	+22.8%
2002-08	+21.4%	+20.0%	+21.1%	+21.6%	+24.4%
2002-09	+21.6%	+19.7%	+21.7%	+21.7%	+23.9%
2002-10	+22.8%	+20.8%	+23.3%	+22.7%	+24.8%
2002-11	+25.1%	+23.4%	+25.4%	+25.1%	+26.7%
2002-12	+26.6%	+25.1%	+26.7%	+26.8%	+27.7%
2003-01	+28.1%	+26.3%	+27.8%	+28.8%	+28.8%
2003-02	+30.4%	+28.0%	+30.5%	+31.0%	+31.1%
2003-03	+30.7%	+28.3%	+30.7%	+31.3%	+31.7%
2003-04	+30.7%	+28.4%	+31.3%	+31.0%	+31.1%
2003-05	+29.8%	+27.8%	+30.2%	+30.3%	+29.2%
2003-06	+27.9%	+25.7%	+28.6%	+28.2%	+27.5%
2003-07	+26.8%	+24.1%	+27.5%	+27.2%	+26.8%
2003-08	+24.6%	+21.5%	+25.3%	+25.1%	+24.7%
2003-09	+26.5%	+22.9%	+27.0%	+27.5%	+26.0%
2003-10	+25.5%	+21.8%	+25.5%	+27.0%	+24.8%
2003-11	+23.9%	+19.8%	+23.9%	+25.6%	+23.1%
2003-12	+21.6%	+17.1%	+21.4%	+23.8%	+21.0%
2004-01	+20.7%	+16.4%	+20.7%	+22.7%	+19.6%
2004-02	+19.8%	+15.7%	+19.4%	+21.9%	+18.4%
2004-03	+19.5%	+15.3%	+19.0%	+21.6%	+18.2%
2004-04	+19.8%	+14.9%	+18.9%	+22.8%	+18.3%
2004-05	+21.1%	+15.1%	+19.9%	+24.6%	+20.2%
2004-06	+21.5%	+14.9%	+20.3%	+25.3%	+20.0%
2004-07	+22.0%	+15.6%	+21.0%	+25.8%	+20.2%
2004-08	+23.0%	+17.3%	+22.1%	+26.7%	+20.5%
2004-09	+22.1%	+17.0%	+21.2%	+25.6%	+20.0%
2004-10	+22.5%	+17.6%	+21.4%	+25.8%	+21.2%
2004-11	+22.8%	+17.8%	+21.5%	+26.1%	+22.0%
2004-12	+22.2%	+17.6%	+20.8%	+25.3%	+21.3%
2005-01	+21.3%	+16.7%	+19.7%	+24.3%	+21.2%
2005-02	+20.2%	+16.0%	+18.9%	+22.8%	+20.3%
2005-03	+20.9%	+16.7%	+19.9%	+23.3%	+21.2%
2005-04	+17.6%	+14.0%	+17.0%	+19.4%	+17.9%
2005-05	+13.7%	+11.2%	+13.2%	+15.1%	+13.9%
2005-06	+10.1%	+7.9%	+9.5%	+11.5%	+10.1%
2005-07	+9.0%	+7.0%	+8.3%	+10.3%	+9.0%
2005-08	+8.2%	+6.0%	+7.4%	+9.6%	+8.4%
2005-09	+7.7%	+5.5%	+6.8%	+9.0%	+8.2%
2005-10	+7.3%	+5.0%	+6.4%	+8.8%	+7.3%
2005-11	+6.2%	+4.0%	+5.5%	+7.7%	+5.9%
2005-12	+5.6%	+3.4%	+4.9%	+7.0%	+5.3%
2006-01	+5.9%	+3.9%	+5.4%	+7.4%	+5.1%
2006-02	+5.8%	+3.5%	+5.1%	+7.4%	+5.1%
2006-03	+5.8%	+3.8%	+5.1%	+7.5%	+4.5%
2006-04	+5.6%	+3.8%	+4.9%	+7.3%	+4.5%
2006-05	+7.3%	+5.8%	+6.8%	+8.8%	+5.9%
2006-06	+7.3%	+6.1%	+6.9%	+8.5%	+5.9%
2006-07	+6.9%	+5.8%	+6.5%	+8.4%	+5.5%
2006-08	+6.5%	+5.5%	+6.1%	+8.0%	+4.8%
2006-09	+6.2%	+5.3%	+5.9%	+7.7%	+4.6%
2006-10	+6.2%	+5.5%	+6.2%	+7.4%	+4.5%
2006-11	+6.2%	+5.7%	+6.1%	+7.3%	+4.3%
2006-12	+8.4%	+8.0%	+8.5%	+9.6%	+6.0%
2007-01	+7.8%	+7.4%	+7.9%	+8.9%	+5.4%
2007-02	+8.3%	+8.2%	+8.6%	+9.4%	+6.0%
2007-03	+6.7%	+6.5%	+6.7%	+7.7%	+4.6%
2007-04	+7.5%	+7.4%	+7.4%	+8.7%	+5.3%
2007-05	+6.9%	+6.5%	+6.7%	+8.4%	+5.1%
2007-06	+7.6%	+7.3%	+7.3%	+9.0%	+5.8%
2007-07	+7.6%	+7.5%	+7.4%	+8.8%	+6.3%
2007-08	+6.9%	+7.2%	+6.8%	+7.9%	+5.4%
2007-09	+6.7%	+7.0%	+6.6%	+7.6%	+5.5%
2007-10	+6.0%	+6.3%	+5.7%	+6.9%	+4.7%
2007-11	+6.6%	+7.0%	+6.2%	+7.2%	+5.7%
2007-12	+4.6%	+5.4%	+4.3%	+5.1%	+3.9%
2008-01	+5.2%	+6.1%	+4.8%	+5.4%	+4.7%
2008-02	+3.2%	+4.3%	+2.9%	+3.5%	+2.4%
2008-03	+2.8%	+3.9%	+2.7%	+3.0%	+2.0%
2008-04	+0.8%	+2.4%	+0.8%	+0.9%	-0.2%
2008-05	+0.1%	+1.9%	+0.2%	0.0%	-1.0%
2008-06	-0.9%	+0.8%	-0.9%	-1.1%	-2.1%
2008-07	-3.6%	-2.3%	-3.4%	-3.9%	-4.5%
2008-08	-5.9%	-4.9%	-5.7%	-6.3%	-6.1%
2008-09	-8.2%	-6.8%	-8.2%	-8.8%	-8.4%
2008-10	-9.7%	-8.3%	-9.6%	-10.3%	-9.9%
2008-11	-12.2%	-10.8%	-12.1%	-12.7%	-12.6%
2008-12	-14.6%	-13.5%	-14.2%	-14.8%	-15.3%
2009-01	-16.7%	-15.5%	-16.4%	-17.0%	-17.2%
2009-02	-17.1%	-16.1%	-16.8%	-17.6%	-17.5%
2009-03	-17.7%	-16.8%	-17.7%	-18.4%	-17.1%
2009-04	-17.0%	-16.9%	-16.9%	-17.7%	-16.1%
2009-05	-16.7%	-16.7%	-16.7%	-17.3%	-15.7%
2009-06	-14.6%	-14.5%	-14.3%	-15.0%	-14.3%
2009-07	-11.8%	-11.4%	-11.5%	-11.9%	-12.3%
2009-08	-8.1%	-7.4%	-7.6%	-8.1%	-9.2%
2009-09	-5.2%	-5.1%	-4.6%	-5.1%	-6.6%
2009-10	-2.4%	-2.3%	-1.6%	-2.2%	-4.4%
2009-11	+0.3%	+0.3%	+1.1%	+0.8%	-2.1%
2009-12	+4.3%	+4.3%	+5.1%	+5.1%	+1.5%
2010-01	+6.2%	+6.5%	+7.3%	+7.1%	+2.2%
2010-02	+8.1%	+8.8%	+9.6%	+9.1%	+3.1%
2010-03	+8.3%	+9.9%	+9.9%	+9.1%	+2.5%
2010-04	+8.9%	+10.8%	+10.4%	+9.6%	+3.4%
2010-05	+8.8%	+11.0%	+10.1%	+9.3%	+3.7%
2010-06	+7.3%	+9.4%	+8.5%	+7.8%	+2.6%
2010-07	+6.3%	+8.7%	+7.4%	+6.6%	+1.9%
2010-08	+5.2%	+7.3%	+6.3%	+5.1%	+1.1%
2010-09	+4.1%	+6.6%	+5.2%	+3.9%	+0.2%
2010-10	+2.5%	+4.7%	+3.4%	+2.1%	-0.6%
2010-11	+0.1%	+2.4%	+0.8%	-0.4%	-2.3%
2010-12	-1.8%	+0.8%	-1.1%	-2.8%	-3.5%
2011-01	-1.6%	+0.8%	-1.3%	-2.8%	-2.3%
2011-02	-1.3%	+1.3%	-1.4%	-2.4%	-1.2%
2011-03	-0.7%	+1.6%	-0.9%	-1.5%	-0.8%
2011-04	-1.6%	+0.7%	-1.9%	-2.4%	-2.1%
2011-05	-2.0%	-0.2%	-2.0%	-2.7%	-2.1%
2011-06	-1.7%	-0.6%	-1.7%	-2.4%	-1.2%
2011-07	-2.7%	-2.4%	-2.8%	-3.5%	-1.3%
2011-08	-4.0%	-3.7%	-4.2%	-4.5%	-3.2%
2011-09	-4.4%	-4.1%	-4.6%	-4.8%	-4.0%
2011-10	-3.7%	-3.0%	-3.6%	-4.1%	-4.2%
2011-11	-2.9%	-2.3%	-2.7%	-3.3%	-3.0%
2011-12	-1.9%	-1.6%	-1.7%	-2.3%	-2.0%
2012-01	-2.0%	-2.5%	-1.7%	-2.0%	-2.4%
2012-02	-2.6%	-3.5%	-2.0%	-2.3%	-3.8%
2012-03	-2.2%	-4.0%	-1.6%	-1.5%	-3.5%
2012-04	-1.4%	-2.9%	-0.8%	-0.9%	-2.4%
2012-05	-0.6%	-1.8%	-0.2%	0.0%	-1.8%
2012-06	-1.6%	-1.8%	-1.3%	-1.1%	-3.0%
2012-07	-1.4%	-1.5%	-1.2%	-0.7%	-3.4%
2012-08	-0.8%	-1.2%	-0.8%	+0.1%	-2.4%
2012-09	-0.1%	-0.7%	0.0%	+0.7%	-1.2%
2012-10	-1.0%	-2.0%	-1.0%	-0.1%	-1.4%
2012-11	-0.3%	-1.3%	-0.3%	+0.7%	-1.0%
2012-12	-1.3%	-1.8%	-1.4%	-0.4%	-2.4%
2013-01	-0.4%	-0.3%	-0.4%	+0.3%	-1.8%
2013-02	+0.4%	+0.6%	+0.3%	+0.7%	-0.5%
2013-03	0.0%	+0.8%	0.0%	-0.1%	-0.6%
2013-04	-0.1%	+0.5%	-0.3%	-0.1%	-0.7%
2013-05	-2.0%	-1.2%	-2.1%	-2.0%	-2.7%
2013-06	-1.3%	-1.0%	-1.3%	-1.1%	-2.1%
2013-07	-0.4%	-0.2%	-0.4%	-0.4%	-1.0%
2013-08	-0.3%	-0.1%	-0.3%	-0.4%	-0.6%
2013-09	+0.4%	+0.7%	+0.5%	+0.2%	+0.3%
2013-10	+1.0%	+1.7%	+1.0%	+0.5%	+0.7%
2013-11	+2.6%	+3.4%	+2.8%	+2.1%	+2.1%
2013-12	+4.2%	+4.5%	+4.4%	+3.8%	+3.9%
2014-01	+4.1%	+4.0%	+4.2%	+4.0%	+4.3%
2014-02	+3.4%	+3.2%	+3.5%	+3.3%	+3.5%
2014-03	+3.3%	+2.8%	+3.4%	+3.5%	+3.1%
2014-04	+4.1%	+3.5%	+4.4%	+4.3%	+3.4%
2014-05	+6.9%	+6.0%	+7.2%	+7.4%	+6.1%
2014-06	+7.4%	+6.9%	+7.6%	+7.5%	+6.6%
2014-07	+7.6%	+7.2%	+7.9%	+7.7%	+6.6%
2014-08	+7.6%	+7.4%	+8.0%	+7.6%	+6.5%
2014-09	+7.3%	+6.7%	+7.7%	+7.6%	+6.2%
2014-10	+8.1%	+7.2%	+8.5%	+8.6%	+7.1%
2014-11	+6.4%	+5.6%	+6.8%	+6.9%	+5.5%
2014-12	+5.9%	+5.6%	+6.1%	+6.1%	+5.0%
2015-01	+4.7%	+4.7%	+4.9%	+4.8%	+4.1%
2015-02	+4.7%	+4.6%	+4.7%	+4.7%	+4.5%
2015-03	+5.0%	+5.1%	+5.1%	+4.9%	+5.1%
2015-04	+4.6%	+5.0%	+4.7%	+4.3%	+4.5%
2015-05	+4.6%	+5.2%	+4.8%	+4.0%	+4.3%
2015-06	+4.3%	+4.7%	+4.6%	+4.0%	+3.7%
2015-07	+4.7%	+5.0%	+5.1%	+4.4%	+4.4%
2015-08	+5.2%	+5.3%	+5.5%	+5.0%	+4.8%
2015-09	+5.2%	+5.8%	+5.5%	+4.8%	+5.1%
2015-10	+5.6%	+6.4%	+5.9%	+5.2%	+5.1%
2015-11	+5.9%	+6.7%	+6.2%	+5.6%	+5.2%
2015-12	+7.6%	+8.3%	+8.0%	+7.5%	+6.5%
2016-01	+7.5%	+8.0%	+8.0%	+7.3%	+6.3%
2016-02	+7.7%	+8.2%	+8.4%	+7.5%	+6.0%
2016-03	+6.2%	+6.6%	+6.8%	+6.2%	+4.6%
2016-04	+6.8%	+7.0%	+7.2%	+6.9%	+5.5%
2016-05	+7.4%	+7.3%	+7.5%	+7.6%	+6.8%
2016-06	+8.2%	+8.1%	+8.1%	+8.2%	+8.3%
2016-07	+8.4%	+8.5%	+8.2%	+8.6%	+8.7%
2016-08	+7.9%	+8.1%	+7.6%	+7.8%	+8.4%
2016-09	+7.6%	+7.4%	+7.6%	+7.6%	+8.0%
2016-10	+6.0%	+5.9%	+6.0%	+5.6%	+7.1%
2016-11	+5.7%	+5.9%	+5.7%	+5.0%	+6.9%
2016-12	+4.2%	+4.7%	+4.0%	+3.5%	+5.9%
2017-01	+4.6%	+5.4%	+4.2%	+4.0%	+6.3%
2017-02	+4.9%	+5.5%	+4.2%	+4.3%	+7.2%
2017-03	+6.6%	+7.2%	+5.9%	+5.9%	+8.9%
2017-04	+6.1%	+6.6%	+5.5%	+5.3%	+8.5%
2017-05	+4.9%	+5.5%	+4.6%	+3.9%	+6.7%
2017-06	+4.1%	+4.5%	+3.9%	+3.1%	+6.0%
2017-07	+4.1%	+4.3%	+4.0%	+3.1%	+5.8%
2017-08	+3.9%	+4.0%	+3.8%	+3.2%	+5.6%
2017-09	+3.5%	+3.9%	+3.3%	+2.9%	+4.7%
2017-10	+3.9%	+4.2%	+3.8%	+3.6%	+4.6%
2017-11	+4.6%	+4.5%	+4.6%	+4.5%	+5.0%
2017-12	+5.4%	+5.0%	+5.7%	+5.5%	+5.2%
2018-01	+6.0%	+5.4%	+6.5%	+6.0%	+5.7%
2018-02	+5.6%	+5.4%	+6.2%	+5.4%	+4.7%
2018-03	+5.2%	+5.1%	+5.9%	+5.3%	+4.0%
2018-04	+4.9%	+5.0%	+5.7%	+5.2%	+2.9%
2018-05	+5.1%	+5.3%	+5.9%	+5.6%	+2.5%
2018-06	+4.6%	+5.3%	+5.6%	+4.9%	+1.7%
2018-07	+4.1%	+5.3%	+5.0%	+4.2%	+1.2%
2018-08	+4.6%	+5.7%	+5.5%	+4.5%	+2.0%
2018-09	+4.3%	+5.2%	+5.1%	+4.4%	+2.0%
2018-10	+4.1%	+4.8%	+4.8%	+4.2%	+2.1%
2018-11	+3.3%	+4.1%	+3.9%	+3.5%	+1.1%
2018-12	+2.5%	+3.3%	+3.0%	+2.6%	+0.5%
2019-01	+2.1%	+3.1%	+2.7%	+2.1%	+0.1%
2019-02	+2.2%	+3.1%	+2.9%	+2.1%	+0.5%
2019-03	+3.4%	+4.2%	+4.1%	+3.1%	+1.5%
2019-04	+2.3%	+2.9%	+3.0%	+2.1%	+0.9%
2019-05	+2.3%	+2.7%	+2.9%	+2.1%	+1.0%
2019-06	+1.2%	+1.4%	+1.6%	+1.3%	+0.2%
2019-07	+2.0%	+1.9%	+2.3%	+2.1%	+1.1%
2019-08	+1.7%	+1.7%	+2.1%	+2.0%	+0.6%
2019-09	+2.8%	+2.7%	+3.0%	+3.1%	+1.8%
2019-10	+3.5%	+3.4%	+4.0%	+3.8%	+2.0%
2019-11	+3.9%	+3.6%	+4.5%	+4.0%	+2.6%
2019-12	+4.1%	+4.0%	+4.8%	+4.4%	+2.3%
2020-01	+3.9%	+3.7%	+4.5%	+4.4%	+2.0%
2020-02	+3.5%	+3.2%	+4.0%	+4.2%	+1.2%
2020-03	+2.0%	+1.7%	+2.4%	+2.7%	+0.1%
2020-04	+1.5%	+1.8%	+1.9%	+2.1%	-0.9%
2020-05	+0.9%	+1.8%	+1.3%	+1.1%	-1.1%
2020-06	+2.8%	+3.7%	+3.4%	+3.0%	+0.4%
2020-07	+3.5%	+3.9%	+4.1%	+3.6%	+1.5%
2020-08	+4.7%	+5.1%	+5.4%	+4.8%	+2.4%
2020-09	+4.4%	+5.1%	+5.3%	+4.3%	+1.9%
2020-10	+5.4%	+6.4%	+6.0%	+5.4%	+2.9%
2020-11	+7.3%	+8.2%	+7.5%	+7.8%	+5.1%
2020-12	+8.0%	+8.8%	+7.9%	+8.7%	+6.1%
2021-01	+9.4%	+9.2%	+9.2%	+10.3%	+8.6%
2021-02	+9.5%	+8.5%	+9.2%	+10.6%	+9.6%
2021-03	+10.9%	+8.7%	+10.2%	+12.3%	+12.1%
2021-04	+11.6%	+9.1%	+10.8%	+13.0%	+13.5%
2021-05	+11.3%	+8.8%	+10.5%	+13.0%	+13.0%
2021-06	+12.4%	+9.8%	+11.4%	+14.4%	+14.2%
2021-07	+9.2%	+7.3%	+8.2%	+11.0%	+10.1%
2021-08	+7.4%	+5.9%	+6.6%	+8.8%	+8.0%
2021-09	+5.6%	+4.1%	+5.1%	+6.9%	+5.8%
2021-10	+5.5%	+4.4%	+5.1%	+6.4%	+5.5%
2021-11	+4.2%	+3.3%	+4.0%	+4.8%	+4.1%
2021-12	+2.9%	+2.7%	+2.9%	+3.1%	+2.5%
2022-01	+4.0%	+4.1%	+4.2%	+4.2%	+2.4%
2022-02	+6.2%	+6.9%	+6.5%	+6.2%	+4.0%
2022-03	+6.6%	+8.4%	+7.4%	+6.2%	+3.0%
2022-04	+7.7%	+9.3%	+8.5%	+7.3%	+4.2%
2022-05	+8.1%	+9.5%	+9.1%	+8.0%	+4.3%
2022-06	+6.9%	+8.3%	+7.9%	+6.6%	+3.4%
2022-07	+9.5%	+10.4%	+10.5%	+9.4%	+5.7%
2022-08	+10.9%	+11.4%	+11.8%	+11.3%	+7.5%
2022-09	+13.0%	+13.1%	+13.6%	+13.7%	+9.5%
2022-10	+12.9%	+12.5%	+13.4%	+13.8%	+10.0%
2022-11	+13.6%	+13.2%	+14.1%	+14.5%	+10.6%
2022-12	+13.7%	+12.6%	+14.1%	+14.8%	+11.4%
2023-01	+8.8%	+8.3%	+9.1%	+9.4%	+6.8%
2023-02	+5.4%	+5.5%	+5.7%	+5.7%	+3.5%
2023-03	+3.7%	+4.2%	+3.9%	+3.7%	+1.9%
2023-04	+3.1%	+4.0%	+3.5%	+2.7%	+1.5%
2023-05	+2.6%	+3.5%	+3.0%	+2.0%	+1.8%
2023-06	+1.4%	+2.2%	+1.6%	+0.9%	+0.6%
2023-07	+1.6%	+2.3%	+1.7%	+1.2%	+0.9%
2023-08	+1.2%	+2.0%	+1.3%	+0.8%	+0.3%
2023-09	+1.3%	+2.0%	+1.4%	+0.9%	+0.6%
2023-10	-0.5%	-0.2%	-0.5%	-0.8%	-0.8%
2023-11	-2.4%	-2.1%	-2.2%	-2.7%	-2.5%
2023-12	-2.4%	-2.2%	-2.2%	-2.8%	-2.4%
2024-01	0.0%	+0.1%	+0.1%	-0.3%	-0.1%
2024-02	+1.3%	+0.8%	+1.4%	+1.5%	+1.1%
2024-03	+2.2%	+1.1%	+2.0%	+2.8%	+2.4%
2024-04	+0.9%	-0.7%	+0.7%	+1.8%	+1.4%
2024-05	+0.9%	-0.8%	+0.6%	+1.8%	+1.5%
2024-06	+1.1%	-0.5%	+1.0%	+2.0%	+1.5%
2024-07	+1.2%	-0.3%	+1.1%	+2.2%	+1.1%
2024-08	+1.6%	+0.1%	+1.4%	+2.6%	+1.6%
2024-09	+1.3%	+0.3%	+1.3%	+2.1%	+1.0%
2024-10	+2.9%	+2.3%	+2.9%	+3.5%	+2.5%
2024-11	+3.9%	+3.4%	+4.0%	+4.6%	+3.1%
2024-12	+4.4%	+4.2%	+4.4%	+5.2%	+3.1%
2025-01	+3.3%	+3.1%	+3.5%	+4.1%	+1.4%
2025-02	+3.9%	+4.1%	+4.1%	+4.6%	+1.9%
2025-03	+4.7%	+3.9%	+4.8%	+5.7%	+3.2%
2025-04	+6.1%	+6.5%	+6.5%	+6.8%	+3.8%
2025-05	+5.7%	+6.5%	+6.1%	+6.2%	+2.5%
2025-06	+4.1%	+6.2%	+4.9%	+4.0%	+0.1%
2025-07	+3.5%	+4.7%	+4.1%	+3.6%	0.0%
2025-08	+3.0%	+4.0%	+3.9%	+3.0%	-0.3%
2025-09	+3.5%	+4.2%	+4.3%	+3.7%	+0.4%
2025-10	+2.6%	+3.1%	+3.6%	+2.8%	-0.9%
2025-11	+2.9%	+3.3%	+3.6%	+3.4%	-0.3%
2025-12	+2.6%	+2.4%	+3.3%	+3.3%	-0.4%
2026-01	+3.5%	+2.8%	+4.1%	+4.4%	+0.9%
2026-02	+2.8%	+2.2%	+3.6%	+3.5%	0.0%
2026-03	+2.3%	+2.8%	+3.4%	+2.7%	-2.0%

Sold House Prices in Leeds

The average sold price across all property types in Leeds is £244,430, which is 15.7% below the England average of £289,946. That discount is not spread evenly. Detached houses sit only 4.5% below England, while flats are 30.2% cheaper. The largest detached shares are in LS21 Otley (58.9%), LS24 Tadcaster (55.4%) and LS25 Garforth (52.2%), while the city-centre LS1 is 97.5% flats.

Detached houses at £449,396 carry the narrowest discount, 4.5% below England's £470,492. The detached stock concentrates in the northern suburbs and Wharfe Valley, LS17 Roundhay, LS16 Bramhope and Adel, and the market towns of LS29 Ilkley and LS22 Wetherby, close to the national line. Annual growth was 2.8% over the past year.

Semi-detached houses at £267,175 sit 7.3% below England's £288,185 and track the city-wide average closely. Semis are the largest housing type in LS15 Cross Gates at 47.6% of the stock and in LS28 Pudsey at 34.4%. Annual growth here is the strongest of the four types at 3.4%.

Terraced houses at £203,487 offer a 16.5% discount to England's £243,788. LS11 Beeston, LS9 Harehills and LS12 Armley show postcode-wide yields of 6.5%, 6.7% and 6.1% in the rent table below; those are averages across every property type, not terrace-only returns. Annual growth of 2.7% is in line with the wider market.

Flats and maisonettes at £149,734 show the deepest discount, 30.2% below England's £214,563. The city-centre apartment wave of the mid-2000s left LS1, LS2 and LS3 with a large stock of one and two-bed flats. Annual change of -2.0% is the only negative reading of the four types.

Price Per Square Foot in Leeds

The cheapest space in Leeds is LS11 Beeston at £178 per square foot and the dearest is LS23 Boston Spa at £373, a spread of 110% across the city. Price per square foot strips out how big the homes are and shows what the location itself commands, so it separates a genuinely cheap postcode from one that is merely full of small flats.

LS11 Beeston at £178 and LS9 Harehills at £187 are the cheapest space in the city, the Victorian-terrace and ex-industrial postcodes south and east of the centre. LS11 sits directly in the South Bank regeneration corridor.

LS1 at £288 is the outlier worth flagging. Its asking price is ninth cheapest of the 32, but the per-square-foot rate runs high; its stock is 97.5% flats, though these figures do not measure unit sizes. The genuine top of the table is the Wharfe Valley, LS23 Boston Spa at £373 and LS22 Wetherby at £370, where the housing is mostly detached and semi-detached.

For Sale Asking Prices in Leeds

Asking prices across Leeds run from £147,361 in LS2 to £475,247 in LS23 Boston Spa, with a mean of £291,071 across all 32 postcodes. Asking prices show what sellers are hoping for rather than what buyers pay, and the spread inside one boundary is more than £327,000. That mean is the figure used in the comparison section later.

LS2 at £147,361 is the cheapest way into Leeds, a city-centre-fringe postcode of converted and purpose-built flats. Six of these postcodes sit below £200,000, and at a 30% deposit that is under £60,000 to buy in. Six of the eight highest yields in the city sit in those six postcodes.

LS23 Boston Spa at £475,247, LS22 Wetherby at £466,243 and LS29 Ilkley at £449,543 anchor the other end. These are the Wharfe Valley market towns and the established northern suburbs. LS22 returns 4.9% and LS29 3.6% on those prices, while LS23 has no published rent or yield, so its income position is unmeasured.

House Price Growth in Leeds

Five-year growth across Leeds runs from 35.7% in LS11 Beeston down to -12.4% in LS1. The strongest five-year gains sit in LS11, LS23 and LS12, so the cheapest end and the dearest postcode both appear near the top, while LS1 has gone backwards over every timeframe. LS3 publishes no growth figure over any of the three windows.

LS11 Beeston led at 35.7% over five years, with LS12 Armley at 27.7% and LS13 Bramley at 24.3% close behind. These are the affordable inner-south and inner-west terraces, all three in the cheapest seven postcodes on asking price. LS11 also sits in the South Bank corridor.

LS1 sits at the bottom, down 41.1% over three years and 12.4% over five, and its stock is almost entirely city-centre flats. It is one of two postcodes negative over every timeframe, with LS16 Bramhope the other at -1.4%, -5.0% and -2.5%. LS20 Guiseley at -1.6% is the only other postcode down over five years, and LS29 Ilkley at 4.9% is the weakest of the positive suburban readings.

Monthly Property Sales in Leeds

Monthly sales range from just 2 in LS3 to 52 in WF10 Castleford, and the contrast shows where homes change hands and where they do not. The suburban and ex-industrial postcodes record the most sales; the city-centre postcodes the fewest. Turnover is each month's sales measured against the homes currently for sale, not against every home in the postcode, and it runs from 3% in LS1 to 36% in LS20.

WF10 Castleford leads on volume at 52 sales a month, the busiest of the measured postcodes, with LS25 Garforth at 47 and LS27 Morley at 42 not far behind. These are the suburban markets with the most homes changing hands each month. LS3 records the opposite extreme at 2 sales a month, although its 28% turnover means those sales are more than a quarter of the few homes advertised there, a small market rather than a heavily stocked one.

The city-centre postcodes are the other extreme. LS1 and LS2 manage only 5 sales a month each, and LS1's 3% turnover is the lowest in the city. A high yield in LS2 comes paired with a market of five sales a month, and the stock table below shows how much supply sits against them.

How Long Properties Take to Sell in Leeds

Homes in LS20 (Guiseley, Menston) take an estimated 89 days to sell while homes in LS1 take an estimated 1,014, the widest gap among the 32 postcodes. The days figure is an estimate from the current pace of sales, not a measured time from listing to completion; months of unsold stock is how many months of homes are on the market at that pace, from 2.9 in LS20 to 33.3 in LS1.

The two city-centre postcodes have the longest estimated selling times of the 32 postcodes. LS2 carries the top yield at 8.9% but an estimated 507 days to sell, with 16.7 months of unsold stock; LS1 is longer again at an estimated 1,014 days on 33.3 months. That is the cost the yield figure leaves out: strong rental income tied to a market where, when you come to sell, the queue of unsold homes ahead of you is long. The suburban postcodes that yield less, LS13 and WF10 among them, come in at an estimated 122 and 145 days.

What Type of Property Can You Buy in Leeds?

The housing mix flips completely across the city: LS1 is 97.5% flats while LS17 Roundhay is 50.5% detached, and that split lines up with the yield data. The figures below are drawn from 2021 Census records for each postcode.

LS1, LS2 and LS3 are flat markets first and foremost, 97.5%, 87.6% and 80.3% flats respectively. That stock lines up with the high headline yields in all three and with the heavy unsold stock in LS1 and LS2; LS3 has 3.0 months of unsold stock, the second-lowest figure among the 32 postcodes after LS20's 2.9 months. LS4 Burley is the terraced exception in the inner west at 45.0% terraced, the classic Leeds back-to-back and through-terrace stock.

LS17 Roundhay and LS29 Ilkley sit at the other end, 50.5% and 45.2% detached, with flat shares of 7.4% and 15.4%. Outright ownership is 47.0% in LS17 and 55.0% in LS29, with private renting under 17% in both, which matches their premium prices and yields among the lowest in the city. Terraces and flats are most concentrated in the inner belt from LS11 through to LS3, where the yields are strongest. For a street-level view of the top end, see our Land Registry ranking of Leeds' most expensive streets, which uses the wider Leeds postal town rather than the council boundary.

Flats combine purpose-built and converted units. A small share of mobile and temporary dwellings is not shown, so rows may not total 100%.

Leeds Rental Market Analysis

Across the postcodes with rental data, monthly rents run from £851 in WF10 to £1,919 in LS22 Wetherby, and gross yields from 3.1% in LS16 to 8.9% in LS2. For investors weighing whether buy-to-let is worth it in Leeds, the sections below break down rents, yields and tenant affordability postcode by postcode. If you are working out how to get into property in Yorkshire, Leeds holds both high-yield and high-price postcodes inside one boundary. Browse available buy-to-let property across the region.

Average Rent & Gross Rental Yields in Leeds

LS2 leads on gross yield at 8.9%, where £1,097 a month meets the city's lowest asking price of £147,361. The city-centre and inner-west postcodes hold the top of the table, with LS6 Headingley at 8.2% and LS4 Burley at 8.0% next. The premium northern suburbs sit at the bottom, LS16 Bramhope at 3.1% and LS29 Ilkley at 3.6%, where high prices compress the return.

LS2 at 8.9% pairs the lowest asking price in Leeds with a £1,097 rent. A 30% deposit there is £44,208, the cheapest entry into the highest-yielding postcode in the city. The catch sits in the selling-times table above: LS2 is rated a buyer's market, with an estimated 507 days to sell and 16.7 months of unsold stock.

LS6 Headingley at 8.2% and £1,902 a month sits next to the universities. The average covers every home advertised in the postcode, whatever its size, so it is not what one tenant pays, and LS4 at 8.0% sits in the same belt.

LS16 Bramhope at 3.1%, LS29 Ilkley at 3.6% and LS17 Roundhay at 3.7% sit at the bottom. These carry respectable rents in absolute terms, from £1,087 to £1,348 a month, but asking prices above £420,000 leave the income return compressed. In the premium northern and Wharfe Valley postcodes, substantial monthly rents still produce low gross yields because asking prices are so high.

LS28.9%

LS68.2%

LS48.0%

LS37.7%

LS106.9%

LS96.7%

LS116.5%

LS126.1%

LS15.9%

LS55.8%

LS135.6%

LS75.3%

LS145.1%

LS224.9%

WF104.8%

LS274.7%

LS254.5%

WF34.2%

LS154.1%

LS284.0%

LS193.9%

LS83.7%

LS173.7%

LS183.7%

LS293.6%

LS163.1%

0%5%10%

Is Leeds Rent High?

Monthly rents in Leeds take between 27.8% in WF10 and 62.7% in LS22 of Leeds's median gross monthly salary. The widely cited affordability line is 30% of gross income. WF10 and LS28 sit below it and LS27 on the line, while LS22, LS6 and LS4 top the table. The ratio sets a whole home's rent against one median salary, so it is not what a single tenant pays, and for the postcodes that cross the district line, LS29 and the WF and BD fringe among them, the Leeds salary is a benchmark rather than a wage measured for those addresses.

The median gross weekly salary in Leeds is £706.10, which equates to £3,060 per month or £36,716 per year. This is above the Yorkshire and the Humber median of £692.10 per week and below the Great Britain median of £752.40 per week. Data from the Nomis Labour Market Profile (ASHE 2025).

WF10 Castleford at 27.8% and LS28 Pudsey at 29.7% have the lowest ratios, on yields of 4.8% and 4.0%.

LS22 Wetherby tops the table at 62.7%: its £1,919 average monthly rent is measured against the Leeds median salary. LS6 at 62.2% and LS4 at 49.4% sit just behind. The ratio compares a whole home's rent with one salary, so it says nothing about how many people share or what they earn.

How Big Is Leeds's Private Rented Sector?

The private rented sector runs deepest in the city centre, where it accounts for 71.2% of LS1 households, 68.1% in LS2 and 61.1% in LS3, the highest shares in the city. These figures show how established private renting is in each postcode, not how many tenants are looking for a home now.

LS1, LS2 and LS3 are rental markets first: between 61.1% (LS3) and 71.2% (LS1) of their households rent privately, against a city centre where owner-occupation is barely in double figures. Those shares sit alongside the high inner-city yields.

LS20 Guiseley at 9.8% and LS16 Bramhope at 10.0% have the smallest rented sectors, with LS14, LS18, LS15 and LS29 all under 13.1%, and outright ownership in LS20 and LS29 at 55.5% and 55.0%. Private renting is a small share of those postcodes, and LS16 and LS29 carry low yields at 3.1% and 3.6%; LS20 has no published yield.

Local Housing Allowance Rates in Leeds

Most of Leeds falls within the Leeds Broad Rental Market Area, where Local Housing Allowance runs from £80.00 a week for a shared room to £276.16 a week for a four-bedroom home, though the southern and eastern fringe sits in separate areas with lower rates. Local Housing Allowance is the maximum housing support a tenant on benefits can claim, so it caps the state's contribution, not the rent a landlord can charge. The rates below apply across the bulk of the city. To check the rate for a specific address, use the government's official Local Housing Allowance calculator.

The two-bedroom Leeds BRMA rate of £178.36 a week works out at about £773 a month. The rents elsewhere on this page cover homes of all sizes, so they cannot be compared directly with a two-bedroom allowance, which caps the housing benefit contribution and leaves the tenant to cover any shortfall.

Leeds is not a single LHA area, and the boundary matters at the edges. WF10 Castleford falls in the Wakefield BRMA, where rates are lower across the board: £75.25 a week for shared accommodation, £115.07 for a one-bed, £136.93 for two beds, £166.85 for three and £203.67 for four. The Tadcaster postcode on the eastern edge sits in the York BRMA. The rate for a fringe address is the one for its own area, not the headline Leeds figure.

Buy-to-Let Considerations

Are Leeds House Prices High? Price-to-Earnings Ratios

Buying in Leeds takes between 4.0 and 12.9 times the median annual salary depending on the postcode. This is based on the Nomis Labour Market Profile for Leeds, which puts the median gross annual income for Leeds residents at £36,716.

The national benchmark for price-to-earnings is 7.4x (England's average sold price of £289,946 divided by the Great Britain median annual salary of £39,125). Fourteen of the 32 postcodes sit below that line, on Leeds's median salary, with the whole inner belt well under it.

LS2 at 4.0x is the most affordable entry against local wages, well under the 7.4x benchmark. The whole inner belt from LS2 through LS11, LS10, LS9 and LS12 comes in under 5.5x, and their 30% deposits run from £44,208 to £58,796 on yields above 6%.

LS23 Boston Spa at 12.9x and LS22 Wetherby at 12.7x sit well above the benchmark, with LS29 Ilkley at 12.2x and LS17 Roundhay at 11.8x close behind. At close to twelve times the Leeds median or more, these are the premium postcodes of the guide. A high price against the local rent compresses the yield: LS22 returns 4.9%, LS29 3.6% and LS17 3.7%, and LS23 has no published yield.

Deposit Requirements in Leeds

A 30% deposit on a Leeds buy-to-let runs from £44,208 in LS2 to £142,574 in LS23. That £98,366 gap is more than twice the cheapest deposit, and the LS23 figure is 3.2 times it. Beyond the deposit, the stamp duty land tax and the wider costs of buy-to-let shape the total capital required.

LS2 at £44,208 is the cheapest way into Leeds, and it lands on the highest yield in the city at 8.9%. Stepping up to LS11 Beeston costs about £6,000 more and buys the strongest five-year growth in the data at 35.7%, on a still-healthy 6.5% yield, in a postcode sitting in the South Bank regeneration corridor. The two cheapest deposits sit in the top-yield postcode and the top five-year-growth postcode.

At the top, the Wharfe Valley towns of LS23 Boston Spa and LS22 Wetherby ask £142,574 and £139,873 at 30% down, more than three times the LS2 deposit. LS22 returns 4.9% on a £1,919 rent; LS23 has no published rent or yield, though it is up 30.2% over five years, the second-highest in the city. The cheap end of Leeds is the high-yield end.

What the Leeds Data Tells Buy-to-Let Investors

Leeds is really two markets in one city, and the data separates them. The inner belt from LS2 through LS11, LS9 and LS12 carries the high yields, the cheapest deposits and the strongest five-year growth: LS2 at 8.9% on a £44,208 deposit, LS11 at 6.5% with 35.7% growth behind it, and a clutch of postcodes under 5.5 times local earnings for buying an investment property in Leeds.

LS6 Headingley at 8.2% and LS4 Burley at 8.0% sit next to the universities, on rent averages that cover every home advertised whatever its size. The affordability table reads high there because the ratio sets a whole home's rent against one salary.

The two city-centre postcodes carry the most unsold stock of the 32 postcodes. LS2 tops the yield table, but it and LS1 carry 16.7 and 33.3 months' worth, and LS1 is down 41.1% over three years. Homes sold before they reach the portals are covered in our guide to off-market property in Leeds.

At the other end, LS17 Roundhay and LS29 Ilkley sit near 3.6% on deposits above £130,000. The inner postcodes carry the yield and the northern suburbs carry the highest prices, with little overlap between them.

How Leeds Compares

Leeds has the highest mean asking price of five northern cities compared here at £291,071, yet its 8.9% top yield is beaten only by Bradford's thin single-postcode 12.0%. Its top yield comes from the cheap LS2 market rather than the city average. The mean asking price and mean monthly rent are simple averages across all postcodes with data; top gross yield is the single highest postcode yield in each city.

Leeds is the most expensive city in this group on mean asking price, but that 32-postcode mean is a simple average: LS22 and LS23 sit far above it and the inner belt well below. On top yield, Bradford's thin BD1 market reads highest at 12.0%; among the big-city markets Leeds leads at 8.9%, just ahead of Sheffield at 8.5% and buy-to-let in Manchester at 8.1%.

For the lowest mean asking prices, Liverpool at £210,314 and Bradford at £226,164 sit below the rest, with Bradford the cheapest mean rent at £849. Manchester carries the highest mean rent at £1,312. For a data-led view across every UK market, see our best buy-to-let areas guide. Leeds is one of the 160-plus town and city guides we publish on property investment in the UK.

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