Local market reports › LS
Leeds market report LS
The LS (Leeds) house price history in full, 1995 to 2026, in cash and in today's money. Underneath every chart here sit 409,166 registered sales in the LS postcode area (Leeds) since 1995, the HM Land Registry record of what buyers really paid, with ONS figures covering rents. Nothing is a valuation, an estimate or an asking price.
Covers registered sales to August 2026 and ONS rents for May 2026. Refreshed monthly as new sales reach the register. Page updated 19 October 2026.
In short: 4,589 registered 2026 sales put the the LS postcode area (Leeds) median at £252,000, up 11% on five years earlier, with a mean of £301,100, and by floor area homes here have averaged about £3,060 per square metre over the last five years. Everything rests on 409,166 completed HM Land Registry sales since 1995, refreshed monthly; valuations and asking prices play no part.
The figures for LS centred on Leeds run across 29 districts, the broad sweep by design. For a specific place, drop down to its district report below.
Where LS sits
Shaded by median price on the same scale as the average prices map. Click any shape to open it on the live map with every sale plotted at its address, or zoom in past street level to see the sold homes right here.
LS sold prices: where the market stands
Take the 4,589 registered 2026 sales in LS and the middle price, the median, is £252,000. The mean lands at £301,100, well above it, the signature of a heavy top tail: a handful of expensive sales lifting the average.
What a square metre costs in LS
The last five years of sales put LS at roughly £3,060 per square metre. That figure, built from each sale's Energy Performance Certificate floor area, is the one that makes a small flat and a big house comparable.
Against a national (England and Wales) median of £285,000, LS runs 12% below it.
The price of a typical LS home, 1995 to 2026
The cash median beside its inflation-adjusted twin (ONS CPIH). The adjusted line answers the harder question, whether homes really got dearer. Hover for the figures; the legend toggles each series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £252,000 | £252,000 | 4,589 |
| 2025 | £257,500 | £263,658 | 10,742 |
| 2024 | £250,000 | £265,801 | 10,494 |
| 2023 | £240,000 | £263,701 | 9,732 |
| 2022 | £240,000 | £281,427 | 11,659 |
| 2021 | £228,000 | £288,677 | 13,864 |
| 2020 | £215,000 | £278,967 | 10,626 |
| 2019 | £195,000 | £255,598 | 12,350 |
| 2018 | £187,000 | £249,275 | 12,695 |
| 2017 | £180,000 | £245,502 | 13,080 |
| 2016 | £172,000 | £240,630 | 13,060 |
| 2015 | £165,000 | £233,145 | 12,567 |
| 2014 | £157,000 | £222,732 | 12,619 |
| 2013 | £152,000 | £218,713 | 10,627 |
| 2012 | £150,000 | £220,781 | 8,515 |
| 2011 | £148,000 | £223,423 | 8,238 |
| 2010 | £150,000 | £235,239 | 8,529 |
| 2009 | £141,000 | £226,659 | 8,549 |
| 2008 | £143,400 | £235,063 | 8,935 |
| 2007 | £150,000 | £254,442 | 18,232 |
| 2006 | £145,000 | £251,701 | 19,870 |
| 2005 | £137,000 | £243,805 | 15,264 |
| 2004 | £130,000 | £236,105 | 17,858 |
| 2003 | £110,000 | £202,647 | 18,191 |
| 2002 | £86,500 | £162,749 | 18,680 |
| 2001 | £73,000 | £140,339 | 16,564 |
| 2000 | £66,000 | £129,525 | 15,461 |
| 1999 | £60,000 | £119,577 | 16,345 |
| 1998 | £56,300 | £113,646 | 13,838 |
| 1997 | £54,000 | £110,743 | 14,146 |
| 1996 | £52,000 | £109,666 | 12,526 |
| 1995 | £50,500 | £109,779 | 10,721 |
In cash terms the typical LS home went from £50,500 in 1995 to £252,000 in 2026, roughly 5 times the price. Even after inflation that is a real rise of about 130%: homes here genuinely became dearer, not merely more expensive on paper. In inflation-adjusted terms the high-water mark was 2021. The market now sits about 13% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the LS median
Each bar is the change on the year before, in cash. The zero line is the boundary between rising and falling.
The strongest year on record here is 2003 (+27.2% on the year before); the weakest, 2008 (−4.4%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
The long view: annualised growth
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 year (since 2025) | −2.1% | −4.4% |
| 5 years (since 2021) | +2.0% | −2.7% |
| 6 years (since 2020) | +2.7% | −1.7% |
| 10 years (since 2016) | +3.9% | +0.5% |
| 20 years (since 2006) | +2.8% | 0.0% |
Each row is compound annual growth of the median; ONS CPIH supplies the real-terms deflator. Annualising irons out the cycle, which the chart above shows in full, and past growth records what happened rather than predicting anything.
Detached, semi, terraced, flat: four markets in one
A single median hides the split beneath it. Sales of semi-detached homes dominate the record here, 35% of the typed total. A detached home currently trades at £465,000 against £152,800 for a flat, 3.0 times the price.
Median by property type, LS
One line per type, years with too few sales omitted. Hover for the year's figures; click a legend entry to isolate a type.
| Type | Median (2026) | Sales that year | All-time sales |
|---|---|---|---|
| Detached | £465,000 | 808 | 74,053 |
| Semi-detached | £270,000 | 1,756 | 144,879 |
| Terraced | £212,000 | 1,371 | 132,515 |
| Flats | £152,800 | 654 | 57,719 |
Sales activity in LS
Sales per year, counted
Annual recorded sales. The post-2008 trough is the financial crisis; treat the final bar as provisional while registrations catch up.
Month by month, five years back
Sales as they reached the register each month. Expect the seasonal sawtooth, and discount the newest months while late entries land.
Over the last twelve months of data, 8,247 sales completed in LS. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 17,515 sales a year before the financial crisis and 9,443 a year over the last five. Volume matters as much as price: when few homes change hands, the median gets jumpy and a single street can move the figure. The most recent year is always still filling in, because sales appear in the Land Registry weeks or months after completion.
Rents around LS
LS falls under Leeds, the local authority covering most of the LS area, where the ONS puts the average private rent at £1,134 a month (May 2026 figures). A one-bed averages £774 a month here and a four-or-more-bed £1,677, so size does most of the work in setting the rent.
Average monthly rent by size, Leeds
ONS Price Index of Private Rents, May 2026.
£1,134 a month is £13,608 a year, which against the £252,000 median sold price makes a gross yield of 5.4%. Gross means before letting costs, voids, maintenance and tax: treat it as a ceiling. The ONS publishes rents by local authority, so neighbouring districts under the same authority share these numbers.
LS (Leeds): the questions that come up
Are property prices falling in LS (Leeds)?
Is LS (Leeds) a good place to buy a house?
How much did a house sell for in LS (Leeds)?
Are LS prices heading up or down?
No honest page predicts prices, so this one sticks to the record: the median is up 11% over five years in cash but down 13% after inflation. Anyone weighing a purchase should read the volume chart with the price chart, remembering that these are completed sales, registered weeks after the deals were actually struck.
On the market in LS today
Everything above is what homes in LS sold for. The live side of the market holds 1,055 homes at the moment, listed by 9 agents publishing to HomesIndex, at a typical asking price 5% above the LS median sold price.
LS registered 8,247 sales in the last twelve months; the 1,055 homes listed now would take about 7 weeks to clear at that rate. The count covers agents publishing to HomesIndex, so the real stock is larger.
14% of what is on the market here is asking below what comparable homes actually sold for. Every listing is measured against recent recorded sales of similar nearby homes.
The "under comparable sales" label measures each asking price against real nearby sales of similar homes: an opening position for a conversation rather than a valuation. The home itself still needs looking at.
See every LS home for sale on the map →
Live asking prices from estate agents who publish a feed to HomesIndex, refreshed every Monday and Thursday: a sample of the market, not every home for sale. Asking prices are not sale prices.
When homes in LS change hands
Take the 56,491 LS sales dated 2021 to 2025 and sort them by month: March completions lead with 10.1% of the total, April trails with 6.7%. The spread between the busiest and quietest months is small, so timing matters less here than in most markets; price and presentation decide more than the calendar.
Sales by month, 2021 to 2025
| Month | Sales | Share |
|---|---|---|
| January | 3,986 | 7.1% |
| February | 4,376 | 7.7% |
| March | 5,724 | 10.1% |
| April | 3,769 | 6.7% |
| May | 4,024 | 7.1% |
| June | 5,665 | 10.0% |
| July | 4,580 | 8.1% |
| August | 4,966 | 8.8% |
| September | 5,419 | 9.6% |
| October | 4,579 | 8.1% |
| November | 4,719 | 8.4% |
| December | 4,684 | 8.3% |
Moving up a bedroom in LS: the cost
Real sold prices by size across the LS area, straight from the Land Registry record. The jump between sizes is local: in some areas a third bedroom adds a quarter to the price, in others nearly four fifths, so a national rule of thumb will mislead you here.
| Type | 1 bed | 2 bed | 3 bed | 4 bed | 5 bed |
|---|---|---|---|---|---|
| Detached | £257,500 | £281,500 (+9%) | £344,500 (+22%) | £450,000 (+31%) | £674,495 (+50%) |
| Semi-detached | £200,000 | £220,000 (+10%) | £259,995 (+18%) | £346,000 (+33%) | £470,000 (+36%) |
| Terraced | £159,950 | £178,000 (+11%) | £195,000 (+10%) | £260,000 (+33%) | £330,000 (+27%) |
| Flat | £123,000 | £162,500 (+32%) | £232,500 (+43%) | £295,000 (+27%) | £413,750 (+40%) |
Built from the last four years of recorded sales by form and bedroom count. Bedroom counts are estimated from EPC records (the register carries none), so expect a small number of homes one size adrift. Blank cells mean too few homes for the figure to mean anything.
The risers and the fallers
The spread across the LS area is the point: the same five years treated these districts very differently.
LS area districts: five years of change
Cash-terms risers and fallers across the area; click any row for that district's full report.
District by district
The area medians above hide a lot. Here is every LS district with enough sales to measure, dearest first; each links to its own full report.
| District | Median (2026) | 5-year | Sales |
|---|---|---|---|
| LS22 Collingham, Linton | £425,000 | +6% | 153 |
| LS23 Boston Spa, Bramham | £418,800 | +21% | 64 |
| LS29 Addingham, Ben Rhydding | £382,500 | +1% | 266 |
| LS17 Alwoodley, Bardsey | £375,000 | +10% | 236 |
| LS21 Arthington, Otley | £348,100 | +29% | 96 |
| LS16 Adel, Bramhope | £337,500 | +7% | 250 |
| LS18 Horsforth | £310,000 | +7% | 169 |
| LS7 Beck Hill, Buslingthorpe | £306,800 | +31% | 143 |
| LS20 Guiseley, Hawksworth | £300,000 | -2% | 93 |
| LS24 Saxton, Stutton | £295,000 | +13% | 75 |
| LS8 Fearnville, Gipton | £290,000 | +16% | 191 |
| LS6 Beckett Park, Burley | £265,000 | +7% | 162 |
| LS25 Aberford, Garforth | £264,000 | +12% | 315 |
| LS15 Austhorpe, Barwick-in-Elmet | £260,000 | +11% | 236 |
| LS3 Burley, Woodhouse | £250,000 | +56% | 3 |
| LS19 Carlton, Rawdon | £245,000 | +0% | 151 |
| LS26 Great Preston, Methley | £245,000 | +11% | 196 |
| LS5 Hawksworth, Kirkstall | £239,500 | +23% | 55 |
| LS28 Bagley, Calverley | £235,000 | +12% | 299 |
| LS4 Burley, Kirkstall | £232,500 | +26% | 54 |
| LS14 Fearnville, Killingbeck | £229,000 | +24% | 191 |
| LS27 Churwell, Gildersome | £215,000 | +4% | 314 |
| LS10 Belle Isle, Hunslet | £195,000 | +24% | 162 |
| LS13 Bramley, Gamble Hill | £195,000 | +22% | 226 |
| LS12 Armley, Farnley | £189,500 | +24% | 220 |
| LS1 Leeds city centre | £185,000 | +8% | 15 |
| LS9 Burmantofts, Cross Green | £170,000 | +28% | 138 |
| LS11 Leeds city centre, Beeston | £152,000 | +22% | 109 |
| LS2 Leeds city centre, Woodhouse | £115,000 | -25% | 7 |
Before you sell in LS: what the record supports
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in LS, open the average prices map and zoom from the LS shading down to the sold homes on your own street. Every recorded LS sale is on this page; the same Land Registry record is what agents price from, and it is now in your hands.
Go deeper
The AI answers from the same Land Registry data this report is built on, already scoped to LS. Free after a one click sign in.
Two maps carry on from here: every LS sale at its exact address, and the average prices map from area shading down to single homes. The report tool answers a specific question in writing, and each sale's mortgage and rent calculator prices a real purchase.
Method, briefly: HM Land Registry Price Paid Data (Crown copyright, OGL v3.0) supplies every sale, geocoded to address level; CPIH from the ONS restates prices in today's money; ONS local-authority figures supply the rents. Medians of real sales, not valuations. No part of this page is financial advice.