Local market reports › LS area › LS12 › LS12 1
Armley market report LS12 1, Leeds
The standing LS12 1 (Armley) property market report, rebuilt from the full public record every month. Every figure on this page comes from the public record: 1,942 sales registered with HM Land Registry in LS12 1 (Leeds) since 1995, each one a completed purchase at a real price, plus current rental figures from the ONS. Nothing here is a valuation, an estimate or an asking price.
Sales data to 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh.
In short: a typical LS12 1 (Leeds) home changed hands for £164,200 in 2026 (median of 18 registered sales, up 3% on five years earlier), with the mean at £162,000, and by floor area homes here have averaged about £2,850 per square metre over the last five years. Source: 1,942 completed sales on the HM Land Registry record since 1995, updated with each monthly release. No valuations, no asking prices.
LS12 1 is one sector of LS12 (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 LS12 1 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 LS12 1 homes really sell for
Take the 18 registered 2026 sales in LS12 1 and the middle price, the median, is £164,200. The mean lands at £162,000, practically level with it: prices here bunch tightly around the middle.
Price per square metre in LS12 1
By floor space, homes in LS12 1 have sold for about £2,850 per square metre on average over the last five years: the like-for-like measure that lets you compare a small flat with a large house, from the Energy Performance Certificate floor areas behind each sale.
The national median for England and Wales is £285,000, which puts LS12 1 42% below the country at large.
LS12 1's median sold price, 1995 to 2026
Year by year: the median as it was recorded, and the same figure brought into today's money with ONS CPIH, which is where "did homes get dearer" actually gets answered. Hover shows each year; the legend isolates a series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £164,200 | £164,200 | 18 |
| 2025 | £169,000 | £173,041 | 53 |
| 2024 | £155,700 | £165,541 | 99 |
| 2023 | £140,000 | £153,826 | 40 |
| 2022 | £159,000 | £186,446 | 51 |
| 2021 | £160,000 | £202,581 | 61 |
| 2020 | £119,200 | £154,664 | 26 |
| 2019 | £108,500 | £142,218 | 46 |
| 2018 | £119,000 | £158,629 | 46 |
| 2017 | £115,000 | £156,848 | 41 |
| 2016 | £98,000 | £137,103 | 61 |
| 2015 | £104,000 | £146,952 | 33 |
| 2014 | £83,500 | £118,459 | 47 |
| 2013 | £91,200 | £131,228 | 50 |
| 2012 | £82,000 | £120,694 | 20 |
| 2011 | £90,000 | £135,865 | 25 |
| 2010 | £115,000 | £180,350 | 128 |
| 2009 | £80,000 | £128,601 | 16 |
| 2008 | £126,000 | £206,541 | 57 |
| 2007 | £110,000 | £186,591 | 83 |
| 2006 | £100,000 | £173,587 | 105 |
| 2005 | £128,500 | £228,678 | 268 |
| 2004 | £103,500 | £187,976 | 162 |
| 2003 | £60,000 | £110,535 | 64 |
| 2002 | £43,000 | £80,904 | 69 |
| 2001 | £35,800 | £68,824 | 56 |
| 2000 | £33,900 | £66,529 | 48 |
| 1999 | £33,000 | £65,767 | 45 |
| 1998 | £30,000 | £60,557 | 27 |
| 1997 | £35,000 | £71,778 | 38 |
| 1996 | £31,700 | £66,854 | 30 |
| 1995 | £28,000 | £60,868 | 29 |
In cash terms the typical LS12 1 home went from £28,000 in 1995 to £164,200 in 2026, roughly 6 times the price. Even after inflation that is a real rise of about 170%: homes here genuinely became dearer, not merely more expensive on paper. Measured in today's money the market peaked in 2005; the current median sits about 28% below that. Someone who bought at the 2005 peak has not yet seen that price back in real terms.
Year-on-year change in the LS12 1 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 2004 (+72.5% on the year before); the weakest, 2009 (−36.5%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Annualised returns
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −2.8% | −5.1% |
| 5 years (since 2021) | +0.5% | −4.1% |
| 10 years (since 2016) | +5.3% | +1.8% |
| 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.
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.
The register shows 18 LS12 1 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 107 sales a year before the financial crisis and 52 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 LS12 1 trades
This is a thin market: 18 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. The record here is jumpy: year-on-year moves of ten per cent or more are common in the chart above, mostly a function of which homes happened to sell rather than the market lurching. Within LS12, this sector trades 14% below the district median: one of its district's cheaper corners.
What tenants pay around LS12 1
The local authority for LS12 1 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.
Against the £164,200 median purchase price, a rent of £1,134 a month (£13,608 a year) works out at a 8.3% 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.
Asked and answered: LS12 1 (Armley)
Is LS12 1 (Armley) a good place to buy a house?
How much did a house sell for in LS12 1 (Armley)?
Are property prices falling in LS12 1 (Armley)?
Are LS12 1 prices heading up or down?
That question has no honest answer, only evidence. The evidence: the median is up 3% over five years in cash but down 19% 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.
On the market in LS12 today
The live side of the market holds 71 homes at the moment, listed by 12 agents publishing to HomesIndex.
These cover the whole LS12 district, not just LS12 1: live asking prices are collected per district.
35% of current listings sit under the prices comparable homes actually fetched. Each listing is compared with recent recorded sales of similar homes nearby.
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 LS12 home for sale on the map →
Refreshed every Monday and Thursday from agents' own feeds to HomesIndex, so a sample of the market rather than all of it. An asking price remains an ask, not a sale.
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 | — | £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. 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.
Other sectors in LS12
Sector boundaries hide real price steps. The rest of LS12, one report each:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| LS12 2 | £198,500 | 30 |
| LS12 3 | £149,000 | 25 |
| LS12 4 | £220,000 | 51 |
| LS12 5 | £185,000 | 55 |
| LS12 6 | £225,000 | 13 |
Zoom out to the full LS12 district report for the type split, monthly volumes and how LS12 compares with its neighbours.
Thinking of selling in LS12 1? Get a rough value first
Ground the asking price in real sold prices first. The average prices map gives a rough value in a minute: start at LS12 1'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 LS12 1.
Take it further
Behind the answers sits the same Land Registry record as this page, with LS12 1 already set as the subject. Free, one click sign in.
See every individual LS12 1 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.
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.