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Belle Isle market report LS10 3, Leeds
The standing LS10 3 (Belle Isle) property market report, rebuilt from the full public record every month. Everything below comes from 3,851 sales recorded by HM Land Registry in LS10 3 (Leeds) since 1995, real completion prices from real purchases, alongside the ONS's current rent figures. No valuations, no estimates, no asking prices.
Covers registered sales to 2026 and ONS rents for May 2026. Refreshed monthly as new sales reach the register.
In short: the typical home in LS10 3 (Leeds) sold for £186,500 in 2026, the median of 38 registered sales, up 29% on five years earlier. The mean was £187,200, and by floor area homes here have averaged about £2,220 per square metre over the last five years. The figures cover 3,851 sales recorded by HM Land Registry since 1995 and refresh with each monthly release: completed sale prices, not valuations or asking prices.
LS10 3 is one sector of LS10 (Leeds): a handful of streets, and the most local view the sold record can give. The price of that locality is lumpier charts, because each year's median rests on fewer sales.
Where LS10 3 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.
The going rate for a home in LS10 3
Take the 38 registered 2026 sales in LS10 3 and the middle price, the median, is £186,500. The mean lands at £187,200, practically level with it: prices here bunch tightly around the middle.
House prices per square metre in LS10 3
Measured by floor area, the last five years of LS10 3 sales average about £2,220 per square metre. Price per square metre is the fair way to compare a one-bed flat with a four-bed house, and it comes from the Energy Performance Certificate on each sold home.
England and Wales as a whole trade at a £285,000 median, leaving LS10 3 35% below the national figure.
A typical LS10 3 home, priced year by year (1995 to 2026)
One line records the median as paid; the other restates every year in today's money via ONS CPIH, the honest measure of getting dearer. Hover for year figures, click the legend to isolate a line.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £186,500 | £186,500 | 38 |
| 2025 | £180,000 | £184,304 | 91 |
| 2024 | £168,500 | £179,150 | 88 |
| 2023 | £160,500 | £176,350 | 110 |
| 2022 | £157,500 | £184,687 | 114 |
| 2021 | £145,000 | £183,589 | 106 |
| 2020 | £132,500 | £171,921 | 91 |
| 2019 | £120,000 | £157,291 | 117 |
| 2018 | £110,800 | £147,698 | 116 |
| 2017 | £105,000 | £143,209 | 133 |
| 2016 | £95,000 | £132,906 | 106 |
| 2015 | £90,000 | £127,170 | 118 |
| 2014 | £90,000 | £127,681 | 101 |
| 2013 | £81,000 | £116,551 | 91 |
| 2012 | £81,000 | £119,222 | 82 |
| 2011 | £80,000 | £120,769 | 78 |
| 2010 | £90,000 | £141,143 | 70 |
| 2009 | £77,000 | £123,778 | 76 |
| 2008 | £96,000 | £157,364 | 71 |
| 2007 | £97,000 | £164,539 | 202 |
| 2006 | £90,000 | £156,229 | 212 |
| 2005 | £80,000 | £142,368 | 183 |
| 2004 | £72,000 | £130,766 | 201 |
| 2003 | £56,500 | £104,087 | 180 |
| 2002 | £42,500 | £79,963 | 202 |
| 2001 | £38,000 | £73,053 | 164 |
| 2000 | £37,000 | £72,613 | 141 |
| 1999 | £33,200 | £66,166 | 150 |
| 1998 | £35,000 | £70,650 | 123 |
| 1997 | £33,000 | £67,676 | 121 |
| 1996 | £34,200 | £72,126 | 87 |
| 1995 | £33,500 | £72,824 | 88 |
In cash terms the typical LS10 3 home went from £33,500 in 1995 to £186,500 in 2026, roughly 6 times the price. Even after inflation that is a real rise of about 156%: homes here genuinely became dearer, not merely more expensive on paper.
Year-on-year change in the LS10 3 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 (+32.9% on the year before); the weakest, 2009 (−19.8%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
What LS10 3 has returned, per year
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | +3.6% | +1.2% |
| 5 years (since 2021) | +5.2% | +0.3% |
| 10 years (since 2016) | +7.0% | +3.4% |
| 20 years (since 2006) | +3.7% | +0.9% |
The table annualises median growth over each period, with the real column deflated by ONS CPIH. Smoothing hides the cycle (see the chart above for it), and none of this forecasts: it is the record.
The turnover behind the prices
How many homes change hands
Recorded sales per year. The dip after 2008 is the financial crisis; the last bar is still filling in as recent sales get registered.
Over the last twelve months of data, 38 sales completed in LS10 3. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 186 sales a year before the financial crisis and 88 a year over the last five. Price without volume misleads: a median built on few sales jumps around, and one street can tilt it. Keep in mind too that the latest year is still filling in, since sales reach the register weeks or months after completion.
How LS10 3 trades
This is a thin market: 38 sales in the last twelve months of data. With that few transactions, one street selling well (or one block of cheap transfers) can move the median, so read the year lines as a range rather than a verdict.
Rents around LS10 3
The local authority for LS10 3 is Leeds, and its ONS average private rent currently stands at £1,134 a month (May 2026 figures). Size sets most of the rent: one-beds average £774 a month here against £1,677 for four or more bedrooms.
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 £186,500 median sold price makes a gross yield of 7.3%. 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.
Asked and answered: LS10 3 (Belle Isle)
How much did a house sell for in LS10 3 (Belle Isle)?
Are property prices falling in LS10 3 (Belle Isle)?
Is LS10 3 (Belle Isle) a good place to buy a house?
What happens to LS10 3 prices now?
Prediction is not this page's business. Its business is the record, which says: the median is up 29% over five years in cash and flat after inflation. Read the volume chart with the price chart before acting on either, remembering that registrations trail the deals themselves by weeks.
What you could buy in LS10 now
This is what you could actually buy today: 109 homes currently on the market from 11 agents publishing to HomesIndex.
These cover the whole LS10 district, not just LS10 3: live asking prices are collected per district.
49% of current listings sit under the prices comparable homes actually fetched. Each listing is compared with recent recorded sales of similar homes nearby.
- Fenton Gate, Middleton, Leeds, West Yorkshire
- Magellan House, Armouries Way, Leeds
- Magellan House, Armouries Way, Leeds
"Under comparable sales" compares each asking price with what similar homes nearby actually sold for. It is a starting point for a conversation, not a valuation. Always look at the home itself.
See every LS10 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.
Bedroom by bedroom: LS prices by size
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 | — | £298,000 | £425,000 (+43%) | £675,000 (+59%) | £900,000 (+33%) |
| Semi-detached | £205,000 | £230,000 (+12%) | £295,000 (+28%) | £431,000 (+46%) | £602,500 (+40%) |
| Terraced | £165,000 | £185,000 (+12%) | £235,000 (+27%) | £328,000 (+40%) | £440,000 (+34%) |
| Flat | £135,000 | £187,500 (+39%) | £300,000 (+60%) | £475,000 (+58%) | — |
Four years of recorded sales, split by built form and bedroom count. The register does not state bedrooms, so sizes come from each home's EPC record and a few homes will land one size out. Sizes with too few homes to be meaningful are left blank.
The risers and the fallers
The spread across the LS area is the point: the same five years treated these districts very differently.
Winners and losers across the LS area, five years
Cash-terms risers and fallers across the area; click any row for that district's full report.
Other sectors in LS10
A few minutes' walk can separate two very different markets. Here are LS10's other sectors, each with its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| LS10 1 | £202,500 | 23 |
| LS10 2 | £161,500 | 10 |
| LS10 4 | £210,000 | 65 |
Zoom out to the full LS10 district report for the type split, monthly volumes and how LS10 compares with its neighbours.
Selling a home in LS10 3? Price it on the evidence
Start from what homes here actually sold for, not an estimate. Before booking a house valuation or flat valuation in LS10 3, use the average prices map for a rough value: zoom from LS10 3's shading down to the sold homes on your own street. The figures above are every recorded LS10 3 sale; agents price with this same Land Registry record, and now you have it too.
Local estate agents: one agent per district gets the featured spot on this report, free for founding agents. Claim LS10 3.
Go deeper
Behind the answers sits the same Land Registry record as this page, with LS10 3 already set as the subject. Free, one click sign in.
Two maps carry on from here: every LS10 3 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.
About the numbers: everything is computed from HM Land Registry Price Paid Data (Crown copyright, OGL v3.0), geocoded to the address; today's-money figures use the ONS CPIH index, and rents are the ONS Price Index of Private Rents by local authority. These are medians of recorded sales, not valuations, and none of it is financial advice.