Leeds: prices, rents and costs (2026)
A data-led briefing for buyers, renters and investors — not a listings catalogue and not financial advice.
Not financial or legal advice. Official averages are for screening only. Worked examples use labelled assumptions. Speak to a mortgage broker, solicitor or adviser before you decide.
Leeds is a local authority in England. UK HPI average price £246,385 (+2.4% over 12 months). ONS average private rent £1,148 a month, implying about 5.6% gross yield before costs. Figures are for screening only — not a valuation, rental appraisal or financial advice.
Market snapshot
Average prices by property type
UK HPI averages for the authority, with sold-price medians from HM Land Registry Price Paid where we hold local sales.
| Type | Average / median | 12-month | Sales |
|---|---|---|---|
| All | £245,000 | +2.4% | 5290 |
| Detached | £420,000 | +2.4% | 970 |
| Semi-detached | £260,000 | +2.4% | 2130 |
| Terraced | £198,500 | +2.4% | 1434 |
| Flat | £151,875 | +2.4% | 756 |
Line chart of local house prices or HPI index over recent periods.
Bar chart of average or median prices by property type.
Source: UK House Price Index and HM Land Registry Price Paid where local sales are loaded.
Sold prices (Land Registry)
| Type | Sales | Median | 25th–75th |
|---|---|---|---|
| All | 5290 | £245,000 | £181,325–£342,500 |
| Detached | 970 | £420,000 | £350,000–£578,750 |
| Semi-detached | 2130 | £260,000 | £215,000–£323,575 |
| Terraced | 1434 | £198,500 | £159,000–£255,000 |
| Flat | 756 | £151,875 | £125,000–£195,000 |
HM Land Registry Price Paid, standard price paid (category A), last 24 months across the whole local authority.
Average rents by bedrooms
| Bedrooms | Mean rent | 12-month | Period |
|---|---|---|---|
| 1-bed | £783 | +4.3% | Sep 2026 |
| 2-bed | £977 | +4.6% | Sep 2026 |
| 3-bed | £1,142 | +5.2% | Sep 2026 |
| 4-bed | £1,694 | +3.9% | Sep 2026 |
Line chart of average private rents over recent periods.
Source: ONS Price Index of Private Rents.
Affordability
Price-to-earnings and rent-to-earnings coming soon once median earnings are imported for this authority.
Cost to buy and cost to rent
Cost to buy (illustration)
Uses the authority average price, 10% deposit, first-time-buyer stamp duty rules where they apply, and typical monthly running costs. Not a quote.
- Average price £246,385
- Deposit (10%) £24,639
- Stamp duty £0
- Legal / survey £2,500
- Estimated monthly £1,580
Day-one cash £27,139
Cost to rent (illustration)
Uses the authority average private rent plus estimated council tax, energy, broadband and contents insurance. Not a quote.
- Average rent £1,148
- Council tax £185
- Energy £145
- Broadband £30
- Move-in cash (caps) £2,473
Monthly total £1,520
EPC mix
EPC band mix coming soon. Check individual certificates on the EPC Register.
Flood risk
Flood summary coming soon for this area. Check the Environment Agency long-term flood risk map for a specific address.
Transport and commute
Commute notes coming soon. Use National Rail or TfL journey planners for a specific station pair.
Schools and crime
Rightplace links out to official sources rather than republishing league tables or crime maps.
Check a home in this area
Open Is it worth it? for Leeds, then paste a listing link or enter the price and postcode.
For investors
Estimated gross yield from official averages: 5.6%. Gross yield is not net profit.
No published buy-to-let town guide for this authority yet. The buy-to-let menu still lists the towns that do.
FAQ
What is the average house price in Leeds?
The UK House Price Index average for Leeds is £246,385 as of August 2026. That is an authority-wide average, not the price of a particular street or home. Not a valuation.
What is the average rent in Leeds?
The ONS Price Index of Private Rents average for Leeds is £1,148 a month. New lettings can differ from the stock average.
Is Leeds affordable?
Earnings-based affordability ratios are not loaded for Leeds yet. Use Is it worth it? with a specific asking price or rent for a worked monthly-cost example.
What yield do investors see in Leeds?
Estimated gross yield from official averages is 5.6%. Gross yield ignores mortgage costs, voids, maintenance and tax, so it is not take-home profit.
How do I check a specific home in Leeds?
Use Is it worth it? with the listing link or postcode. It screens fair value, monthly costs and common red flags for England and Wales.
Canonical page: /areas/leeds. Sources: UK HPI, ONS private rents, HM Land Registry Price Paid, Environment Agency where loaded.