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Belle Isle market report LS10, Leeds
The standing LS10 (Belle Isle) property market report, rebuilt from the full public record every month. This page is built from the public record and nothing else: 17,025 completed sales registered with HM Land Registry in LS10 (Leeds) since 1995, plus current ONS rental figures. There are no valuations, estimates or asking prices in it.
Sales data to August 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh. Page updated 19 October 2026.
In short: the middle 2026 sale in LS10 (Leeds) came in at £195,000, out of 162 registered, up 24% on five years earlier, and the mean stands at £198,900, and by floor area homes here have averaged about £2,450 per square metre over the last five years. The record behind it is 17,025 completed sales lodged with HM Land Registry since 1995, monthly refreshed, with no valuations or asking prices anywhere in the figures.
LS10 is a postcode district covering Belle Isle, Hunslet, Leeds city centre in Leeds. It is the most useful size for market figures: tight enough to describe somewhere real, large enough that sales keep coming and the medians hold steady.
Where LS10 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.
What LS10 homes really sell for
162 sales were registered in LS10 in 2026, and the middle one of them, the median, went for £195,000. The mean works out at £198,900, almost on top of it, so sales bunch tightly around the typical price.
What a square metre costs in LS10
Per square metre, LS10 homes have averaged around £2,450 over the last five years of sales. The floor areas behind the figure come from Energy Performance Certificates, and the by-the-metre view is the fair comparison across home sizes.
Against a national (England and Wales) median of £285,000, LS10 runs 32% below it.
The price of a typical LS10 home, 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 | £195,000 | £195,000 | 162 |
| 2025 | £182,000 | £186,352 | 374 |
| 2024 | £175,000 | £186,061 | 374 |
| 2023 | £168,800 | £185,470 | 368 |
| 2022 | £172,000 | £201,690 | 492 |
| 2021 | £157,000 | £198,782 | 456 |
| 2020 | £150,000 | £194,628 | 375 |
| 2019 | £140,000 | £183,506 | 568 |
| 2018 | £139,800 | £186,356 | 587 |
| 2017 | £125,000 | £170,487 | 574 |
| 2016 | £122,000 | £170,679 | 497 |
| 2015 | £112,000 | £158,256 | 476 |
| 2014 | £115,000 | £163,148 | 579 |
| 2013 | £115,000 | £165,474 | 530 |
| 2012 | £110,000 | £161,906 | 435 |
| 2011 | £112,200 | £169,379 | 418 |
| 2010 | £115,600 | £181,291 | 347 |
| 2009 | £107,500 | £172,807 | 415 |
| 2008 | £115,500 | £189,329 | 559 |
| 2007 | £132,000 | £223,909 | 1,260 |
| 2006 | £120,000 | £208,305 | 877 |
| 2005 | £120,000 | £213,552 | 768 |
| 2004 | £110,000 | £199,781 | 827 |
| 2003 | £89,000 | £163,960 | 900 |
| 2002 | £57,000 | £107,245 | 683 |
| 2001 | £48,500 | £93,239 | 619 |
| 2000 | £46,000 | £90,275 | 499 |
| 1999 | £42,000 | £83,704 | 515 |
| 1998 | £41,500 | £83,771 | 396 |
| 1997 | £41,500 | £85,108 | 421 |
| 1996 | £40,000 | £84,358 | 360 |
| 1995 | £40,100 | £87,171 | 314 |
In cash terms the typical LS10 home went from £40,100 in 1995 to £195,000 in 2026, roughly 5 times the price. Inflation explains only part of it: in today's money the rise is still about 124%, a genuine increase in what a home here costs. In inflation-adjusted terms the high-water mark was 2007. 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 LS10 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 (+56.1% on the year before); the weakest, 2008 (−12.5%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
What LS10 has returned, per year
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 year (since 2025) | +7.1% | +4.6% |
| 5 years (since 2021) | +4.4% | −0.4% |
| 6 years (since 2020) | +4.5% | 0.0% |
| 10 years (since 2016) | +4.8% | +1.3% |
| 20 years (since 2006) | +2.5% | −0.3% |
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, 34% of the typed total. A detached home currently trades at £297,500 against £128,800 for a flat, 2.3 times the price.
Median by property type, LS10
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 | £297,500 | 10 | 1,492 |
| Semi-detached | £210,000 | 66 | 5,870 |
| Terraced | £161,000 | 52 | 4,596 |
| Flats | £128,800 | 34 | 5,067 |
How many homes change hands in LS10
The year-by-year sales count
Recorded sales per year. The dip after 2008 is the financial crisis; the last bar is still filling in as recent sales get registered.
Month by month, five years back
Registrations by month. The repeating sawtooth is seasonality, and the right-hand edge always dips because the register lags completions.
The register shows 289 LS10 sales across the most recent twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 804 sales a year before the financial crisis and 354 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.
What homes rent for around LS10
For renting purposes LS10 sits in Leeds. The ONS average private rent there is £1,134 a month (May 2026). 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.
Against the £195,000 median purchase price, a rent of £1,134 a month (£13,608 a year) works out at a 7.0% gross yield, a ceiling figure that ignores letting costs, voids, maintenance and tax. Because rents are local-authority statistics, districts sharing the authority share the figure.
What kind of market LS10 is
In its area's price order LS10 comes 23 of 29, towards the cheaper end of the table.
LS10 (Belle Isle): the questions that come up
How much did a house sell for in LS10 (Belle Isle)?
Are property prices falling in LS10 (Belle Isle)?
Is LS10 (Belle Isle) a good place to buy a house?
Where do LS10 prices go next?
That question has no honest answer, only evidence. The evidence: the median is up 24% over five years in cash and flat after inflation. Weigh the volume chart alongside the price one before deciding anything, and bear in mind every figure is a completed sale that reached the register weeks after completion.
LS10's current homes for sale
Everything above is what homes in LS10 sold for. Turning to what is actually available: 63 homes on the market right now, from 9 agents publishing to HomesIndex, at a typical asking price 13% below the LS10 median sold price.
Set against 289 registered sales in the last twelve months, the 63 homes on the market here are roughly 3 months of supply at last year's pace, and more in reality, since only agents who publish to HomesIndex are counted.
Of everything listed here, 37% asks less than the sold record of comparable homes. The comparison behind each listing uses recent recorded sales of similar homes close by.
"Under comparable sales" means the asking price sits below what similar homes nearby actually fetched. Treat it as the start of a conversation, never a valuation, and always view the home.
See every LS10 home for sale on the map →
These asking prices come live from estate agents publishing feeds to HomesIndex, refreshed each Monday and Thursday. They are a sample of the market rather than its entirety, and an asking price is not a sale price.
The LS10 sales calendar
Take the 2,064 LS10 sales dated 2021 to 2025 and sort them by month: August completions lead with 10.1% of the total, January trails with 7.0%. With so little between the busiest and quietest months, LS10 sells year round; the calendar is a weaker lever than price.
Sales by month, 2021 to 2025
| Month | Sales | Share |
|---|---|---|
| January | 144 | 7.0% |
| February | 153 | 7.4% |
| March | 197 | 9.5% |
| April | 151 | 7.3% |
| May | 148 | 7.2% |
| June | 205 | 9.9% |
| July | 164 | 7.9% |
| August | 209 | 10.1% |
| September | 176 | 8.5% |
| October | 164 | 7.9% |
| November | 189 | 9.2% |
| December | 164 | 7.9% |
Moving up a bedroom in LS: the cost
Real sold prices by size across the LS area, straight from the Land Registry record. How much a size step costs is a local fact: the third-bedroom premium runs from about a quarter to nearly four fifths depending on the area, and national rules of thumb miss it.
| 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%) |
Medians of recorded sales over the last four years, by built form and bedroom count. Sold homes carry no advertised bedroom count, so sizes are estimated from their EPC records; a small number of homes will sit one size out. Where too few homes exist to say anything meaningful, the cell is blank.
The risers and the fallers
LS10 ranks 7 of 29 in the LS area on five-year growth. The gap between the top and bottom of this chart is the difference between buying well and buying badly in the same city.
Five-year change in the median, LS area districts
The districts that gained and lost most in cash terms, each row linking through to its own report.
Inside LS10, sector by sector
The next slice down is the postcode sector: a group of streets, each with its own report. Two sectors a short walk apart can trade at sharply different prices.
| Sector | Median (latest) | Sales that year |
|---|---|---|
| LS10 1 | £177,500 | 29 |
| LS10 2 | £133,000 | 13 |
| LS10 3 | £185,000 | 44 |
| LS10 4 | £210,000 | 76 |
How LS10 compares nearby
Same city, different markets. The neighbouring districts of the LS area, dearest first:
| District | Median | 5-year |
|---|---|---|
| LS22 | £425,000 | +6% |
| LS23 | £418,800 | +21% |
| LS29 | £382,500 | +1% |
| LS17 | £375,000 | +10% |
| LS21 | £348,100 | +29% |
| LS16 | £337,500 | +7% |
| LS18 | £310,000 | +7% |
| LS7 | £306,800 | +31% |
| LS20 | £300,000 | -2% |
| LS24 | £295,000 | +13% |
| LS8 | £290,000 | +16% |
| LS6 | £265,000 | +7% |
| LS25 | £264,000 | +12% |
| LS15 | £260,000 | +11% |
| LS3 | £250,000 | +56% |
| LS19 | £245,000 | +0% |
| LS26 | £245,000 | +11% |
| LS5 | £239,500 | +23% |
| LS28 | £235,000 | +12% |
| LS4 | £232,500 | +26% |
| LS14 | £229,000 | +24% |
| LS27 | £215,000 | +4% |
| LS10 (this report) | £195,000 | +24% |
| LS13 | £195,000 | +22% |
Selling a home in LS10? Price it on the evidence
Ground the asking price in real sold prices first. The average prices map gives a rough value in a minute: start at LS10's shading and zoom to the sold homes on the street itself. Agents work from this same Land Registry record when they value; this page puts it in front of you before they arrive.
Keep digging
Behind the answers sits the same Land Registry record as this page, with LS10 already set as the subject. Free, one click sign in.
Two maps carry on from here: every LS10 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.
How this page is made: the statistics are computed from HM Land Registry Price Paid Data (Crown copyright, OGL v3.0), geocoded to address level; inflation adjustment uses the ONS CPIH index; rents are the ONS Price Index of Private Rents at local-authority level. Medians of recorded sales, not valuations. Nothing on this page is financial advice.