Local authority · Yorkshire and The Humber, England
Leeds
In July 2026 the average home in Leeds cost £247,695, with prices over the last year up 3.0% on the year before. Private rents averaged £1,145 a month, a gross yield of 5.5%, higher than 91% of areas in England and Wales.
Compared with every area
How Leeds compares
Each bar shows where Leeds sits among the local authorities in England and Wales: the further right, the better for a landlord.
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Gross yield 5.5%Higher than 91% of areas · 29th of 316
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Price growth, 1 year +3.0%Faster than 70% of areas · 96th of 317
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Price growth a year, over 5 years +4.1%Faster than 73% of areas · 85th of 317
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Rent growth, 1 year +2.2%Faster than 8% of areas · 292nd of 316
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Price change, latest 3 months on a year before +4.3%Stronger than 78% of areas · 71st of 317
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Price volatility 3.6%Steadier than 91% of areas · 31st of 317
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Average price £247,695Cheaper than 63% of areas · 118th of 317
History
Prices and rents over time
Dashed lines are provisional months: Land Registry is still adding late sales, so they can move a little.
Growth a year
| Over | Prices | Rents |
|---|---|---|
| 1 year | +3.0% | +2.2% |
| 3 years | +2.4% | +4.0% |
| 5 years | +4.1% | +5.6% |
| 10 years | +4.5% | – |
3, 5 and 10 years are the steady rate a year over that time, so they compare with 1 year. Each compares 12-month averages, which keeps one unusual month out.
Momentum and risk
Volatility is how much the yearly change has swung over five years, in percentage points: lower is steadier. Sales are those recorded so far; the newest months are still filling in.
In past downturns
| Peak to low point | Leeds | Typical area | Yorkshire and The Humber |
|---|---|---|---|
| The 2008-09 crash (Nov 2007 to Apr 2009) | −18.9% | −17.4% | −16.1% |
| The 2022-24 dip (Nov 2022 to Mar 2024) | −2.5% | −4.1% | −2.6% |
After the 2008-09 crash, prices in Leeds took 8.2 years from the 2007 peak to get back to it, in cash terms.
In both downturns, prices in Yorkshire and The Humber fell less than in the typical area.
This is history, not a forecast. When we checked, how far an area fell in 2008-09 didn't predict how far it fell in 2022-24 compared with its neighbours, but regions followed much the same pattern both times. Falls use the 3-month average price, from the national peak to the national low point.
Area scores
Leeds's scores
Each score runs from 0 to 100 against every other area, and higher is always better: a high risk score means low risk.
How it's made
- Gross yield60.9
- Rent growth, 1 year2.2
- Rent change, latest 3 months on a year before4.1
How it's made
- Price growth, 1 year29.0
- Price change, latest 3 months on a year before19.3
- Rent change, latest 3 months on a year before6.1
- Price growth a year, over 5 years6.6
- Rent growth, 1 year1.1
How it's made
- Gross yield34.8
- Price growth, 1 year14.5
- Rent growth, 1 year1.6
- Price growth a year, over 5 years6.6
- Sales in the last 12 months5.0
- Price volatility4.7
- Rent volatility1.5
How it's made
- Price change, latest 3 months on a year before38.6
- Rent change, latest 3 months on a year before20.4
How it's made
- Price volatility37.3
- Sales in the last 12 months40.0
- Rent volatility6.2
Would a buy-to-let in Leeds pay?
Start from a typical home here, then change the numbers to the one you're looking at. The calculator counts stamp duty, fees, the mortgage and Section 24.
Yorkshire and The Humber
Areas like this one
Matched by machine learning on price, growth over 1 and 5 years, how steady prices are and sales. In the past, areas matched this way in the same region went on to grow more like each other than like the region as a whole. That's a pattern, not a forecast.
About these figures
Updated with July 2026 data on 10 October 2026. Prices come from the UK House Price Index, rents from the ONS Price Index of Private Rents. The newest months are provisional and can be revised. Figures are for information only and are not financial advice.
Contains HM Land Registry data © Crown copyright and database right 2026. This data is licensed under the Open Government Licence v3.0. Source: Office for National Statistics licensed under the Open Government Licence v.3.0.
Postcodes are matched to areas with the ONS postcode lookup. Contains OS data © Crown copyright and database right 2026. Contains Royal Mail data © Royal Mail copyright and database right 2026.