Local market reports › LS area › LS11
Leeds city centre market report LS11, Leeds
The LS11 (Leeds city centre) house price history in full, 1995 to 2026, in cash and in today's money. Everything below comes from 16,547 sales recorded by HM Land Registry in LS11 (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 July 2026 and ONS rents for May 2026. Refreshed monthly as new sales reach the register.
In short: the typical home in LS11 (Leeds) sold for £150,000 in 2026, the median of 86 registered sales, up 20% on five years earlier. The mean was £158,300, and by floor area homes here have averaged about £2,090 per square metre over the last five years. The figures cover 16,547 sales recorded by HM Land Registry since 1995 and refresh with each monthly release: completed sale prices, not valuations or asking prices.
The postcode district LS11 covering Leeds city centre, Beeston, Beeston Hill sits in Leeds. A district is the workhorse unit for reading a market: local enough to be meaningful, busy enough that the medians rest on a steady flow of sales.
Where LS11 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 LS11 homes really sell for
86 sales were registered in LS11 in 2026, and the middle one of them, the median, went for £150,000. The mean works out at £158,300, a little above it, the familiar pattern where pricier homes stretch the average.
LS11 prices by floor area
Measured by floor area, the last five years of LS11 sales average about £2,090 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.
The national median for England and Wales is £285,000, which puts LS11 47% below the country at large.
LS11's median sold price, 1995 to 2026
The median as recorded at the time, and each year restated in today's money (ONS CPIH), the sharper test of whether homes really got dearer. Hover for the year-by-year figures; click a legend entry to isolate a series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £150,000 | £150,000 | 86 |
| 2025 | £155,000 | £158,707 | 283 |
| 2024 | £145,000 | £154,165 | 270 |
| 2023 | £140,000 | £153,826 | 327 |
| 2022 | £149,200 | £174,954 | 396 |
| 2021 | £125,000 | £158,266 | 398 |
| 2020 | £111,000 | £144,025 | 255 |
| 2019 | £105,000 | £137,630 | 339 |
| 2018 | £100,000 | £133,302 | 337 |
| 2017 | £96,000 | £130,934 | 441 |
| 2016 | £90,000 | £125,911 | 409 |
| 2015 | £81,500 | £115,160 | 404 |
| 2014 | £79,000 | £112,075 | 401 |
| 2013 | £75,000 | £107,918 | 310 |
| 2012 | £78,500 | £115,542 | 244 |
| 2011 | £85,000 | £128,317 | 309 |
| 2010 | £91,000 | £142,711 | 351 |
| 2009 | £83,500 | £134,227 | 362 |
| 2008 | £95,000 | £155,725 | 446 |
| 2007 | £99,000 | £167,932 | 886 |
| 2006 | £85,500 | £148,417 | 901 |
| 2005 | £78,200 | £139,164 | 796 |
| 2004 | £75,000 | £136,215 | 1,160 |
| 2003 | £57,000 | £105,008 | 1,123 |
| 2002 | £34,500 | £64,911 | 914 |
| 2001 | £34,000 | £65,363 | 835 |
| 2000 | £31,000 | £60,838 | 636 |
| 1999 | £29,000 | £57,795 | 617 |
| 1998 | £29,000 | £58,539 | 534 |
| 1997 | £30,000 | £61,524 | 603 |
| 1996 | £27,500 | £57,996 | 590 |
| 1995 | £28,000 | £60,868 | 584 |
In cash terms the typical LS11 home went from £28,000 in 1995 to £150,000 in 2026, roughly 5 times the price. Even after inflation that is a real rise of about 146%: homes here genuinely became dearer, not merely more expensive on paper. The real-terms peak came in 2022, and today's median remains roughly 14% under it: a 2022 buyer is still waiting to get that price back in today's money.
Year-on-year change in the LS11 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 (+65.2% on the year before); the weakest, 2009 (−12.1%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Detached, semi, terraced, flat: four markets in one
A single median hides the split beneath it. Sales of terraced homes dominate the record here, 65% of the typed total. In 2025, the last year both were recorded here, a detached home traded at £290,000 against £154,800 for a flat, 1.9 times the price.
Median by property type, LS11
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 | £290,000 (2025) | – | 481 |
| Semi-detached | £190,000 | 28 | 3,362 |
| Terraced | £136,500 | 40 | 10,677 |
| Flats | £108,800 | 14 | 2,019 |
The long view: annualised growth
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −3.2% | −5.5% |
| 5 years (since 2021) | +3.7% | −1.1% |
| 10 years (since 2016) | +5.2% | +1.8% |
| 20 years (since 2006) | +2.9% | +0.1% |
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.
Transaction volumes
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.
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.
The register shows 197 LS11 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 906 sales a year before the financial crisis and 272 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.
What homes rent for around LS11
The local authority for LS11 is Leeds, and its ONS average private rent currently stands at £1,134 a month (May 2026 figures). The spread runs from £774 a month for a typical one-bed to £1,677 at four-plus bedrooms, which is size doing most of the pricing.
Average monthly rent by size, Leeds
ONS Price Index of Private Rents, May 2026.
Set against the £150,000 median sold price, £1,134 a month is £13,608 a year, a gross yield of 9.1%: gross, before letting costs, voids, maintenance and tax, so a ceiling rather than a promise. Rents are published at local-authority level, so nearby districts in the same authority share these figures.
Reading the LS11 market
Among the 29 measurable districts of its area, LS11 ranks 27 by median price: towards the affordable end.
What people ask about LS11 (Leeds city centre)
Are property prices falling in LS11 (Leeds city centre)?
Is LS11 (Leeds city centre) a good place to buy a house?
How much did a house sell for in LS11 (Leeds city centre)?
Will LS11 prices rise from here?
The record answers a different question than "what happens next": the median is up 20% over five years in cash but down 5% after inflation. Put the volume chart beside the price chart before drawing conclusions, and allow for the register's lag behind actual completions.
On the market in LS11 today
Everything above is what homes in LS11 sold for. The live side of the market holds 42 homes at the moment, listed by 7 agents publishing to HomesIndex, at a typical asking price 8% above the LS11 median sold price.
25% of current listings sit under the prices comparable homes actually fetched. Every listing is measured against recent recorded sales of similar nearby homes.
"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 LS11 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.
What another bedroom costs in LS
What homes of each size actually sold for across the LS area, 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%) | — |
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. Blank cells mean too few homes for the figure to mean anything.
The risers and the fallers
LS11 ranks 12 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
Cash-terms risers and fallers across the area; click any row for that district's full report.
Inside LS11, sector by sector
Below district level sit the sectors, street groups with reports of their own, and the gaps between neighbouring ones can be sharp.
| Sector | Median (latest) | Sales that year |
|---|---|---|
| LS11 0 | £141,500 | 5 |
| LS11 5 | £150,000 | 21 |
| LS11 6 | £146,000 | 13 |
| LS11 7 | £157,500 | 18 |
| LS11 8 | £180,000 | 21 |
| LS11 9 | £137,200 | 8 |
How LS11 compares nearby
Same city, different markets. The dearest districts of the LS area, and LS11 itself, which ranks 27 of 29 by median price:
| District | Median | 5-year |
|---|---|---|
| LS23 | £425,000 | +23% |
| LS22 | £419,500 | +5% |
| LS29 | £385,000 | +1% |
| LS17 | £372,500 | +10% |
| LS21 | £345,600 | +28% |
| LS16 | £327,500 | +4% |
| LS7 | £305,000 | +30% |
| LS18 | £300,000 | +3% |
| LS20 | £300,000 | -2% |
| LS24 | £290,000 | +12% |
| LS8 | £280,000 | +12% |
| LS6 | £265,000 | +7% |
| LS25 | £264,000 | +12% |
| LS15 | £263,500 | +12% |
| LS3 | £250,000 | +56% |
| LS19 | £245,000 | +0% |
| LS26 | £245,000 | +11% |
| LS5 | £240,000 | +23% |
| LS28 | £235,000 | +12% |
| LS14 | £230,000 | +24% |
| LS4 | £222,500 | +20% |
| LS27 | £208,500 | +1% |
| LS10 | £197,500 | +26% |
| LS11 (this report) | £150,000 | +20% |
Selling a home in LS11? 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 LS11'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.
For local estate agents: each district report carries one featured-agent spot, free while founding places last. Claim LS11.
Go deeper
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about LS11. Free, with a one click sign in.
See every individual LS11 sale on the live map, mapped to the exact address, or zoom the average prices map from neighbourhood shading down to single homes. The report tool writes a custom answer to a specific question, and the mortgage and rent calculator on any sale runs the numbers on 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.