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Rental yields›Leeds

Rental yield in Leeds

Leeds sits in the upper half for rental yield in England and Wales, a bit above the 4.4% typical figure across all 316 areas.

Over the past year, average prices in Leeds rose 5.9% and average rents rose 3.6%.

Gross yield

5.5%

Average price

£249,394

↑ +5.9% / yr

Average rent

£1,140/mo

↑ +3.6% / yr

National rank

#35 of 316

Who rents here

Census 2021, 341,466 households

21.8% of homes in Leeds are private rentals.

Private rented 21.8%Social rented 20.4%Owner occupied 57%

Average rent by size

1 bedroom

£779/mo

↑ +3.7% / yr

2 bedrooms

£970/mo

↑ +3.8% / yr

3 bedrooms

£1,133/mo

↑ +4.1% / yr

4+ bedrooms

£1,683/mo

↑ +2.9% / yr

1 bed£779
2 beds£970
3 beds£1,133
4+ beds£1,683

Average advertised rent by number of bedrooms. ONS Price Index of Private Rents (2026-07).

Council tax bands (2026-27)

Band A

£1,523

Band B

£1,776

Band C

£2,030

Band D

£2,284

Band E

£2,792

Band F

£3,299

Band G

£3,807

Band H

£4,568

Average annual bill for the area, including police and other precepts (MHCLG and Welsh Government, 2026-27). Community precepts vary, and the band is set by the property, so check the exact band on gov.uk.

Work out the yield on a specific property

Pre-filled with the Leeds average. Change them for a real property.

Gross yield5.5%

That is right on the Leeds average of 5.5%. Add costs for a net estimate.

How it compares

Leeds5.5%
Highest (Newcastle upon Tyne)6.9%
Typical (median)4.4%
Lowest (Derbyshire Dales)2.8%

Areas with a similar yield

South Tyneside 5.5%Coventry 5.5%Sandwell 5.5%Barking and Dagenham 5.5%Lambeth 5.5%Leicester 5.4%
See it on the yield mapWork out a specific dealCheck this area

Common questions

Is Leeds a good place to buy to let?

It is around the middle for rental income, at a 5.5% average gross yield. Whether it works depends on the specific property, so always run the actual numbers.

Are rents rising in Leeds?

Over the past year, average rents in Leeds rose 3.6% and average prices rose 5.9% (HM Land Registry and ONS, to 2026-07).

Is there rental demand in Leeds?

Rent movement is the best free proxy for tenant demand, and average rents in Leeds rose 3.6% over the past year (ONS), which points to tenants competing for available stock. Still ask local letting agents about typical void periods before committing to a buy-to-let there. For the size of the market: at the 2021 census, 21.8% of Leeds's 341,466 households rented privately (20.4% social rented, 57% owner occupied).

What is the average rent for a 1, 2 or 3 bedroom property in Leeds?

As of 2026-07, average monthly rents in Leeds by property size are £779 for a 1 bedroom property, £970 for a 2 bedroom property, £1,133 for a 3 bedroom property, £1,683 for a 4 or more bedroom property (ONS). The all-size average is £1,140 a month.

How much is council tax in Leeds?

In 2026-27, the average Band D council tax in Leeds is £2,284 a year including police and other precepts. Bills scale with the property's band: from £1,523 for Band A up to £4,568 for Band H. Community precepts vary within the area, so treat these as area averages and check the exact band and bill with the council.

What is a good rental yield in the UK?

As a rough guide, under 4% is low, 5 to 6% is typical, and above 6.5% is high. Leeds is at 5.5%.

Weighing up Leeds? Ask people who invest there in the free Housetrix Discord, or browse every area ranked by yield.

Gross yield = annual rent divided by average price. Average price: HM Land Registry UK HPI (01/06/2026). Average rent: ONS Price Index of Private Rents (2026-07). Local-authority averages across all property types, indicative only. Contains public sector information licensed under the Open Government Licence v3.0. Not investment advice.

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