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Armley market report LS12 2, Leeds
The LS12 2 (Armley) house price history in full, 1995 to 2026, in cash and in today's money. This page is built from the public record and nothing else: 3,198 completed sales registered with HM Land Registry in LS12 2 (Leeds) since 1995, plus current ONS rental figures. There are no valuations, estimates or asking prices in it.
Sales recorded to 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.
In short: 30 registered 2026 sales put the LS12 2 (Leeds) median at £198,500, up 31% on five years earlier, with a mean of £198,000, and by floor area homes here have averaged about £2,260 per square metre over the last five years. Everything rests on 3,198 completed HM Land Registry sales since 1995, refreshed monthly; valuations and asking prices play no part.
LS12 2 is a postcode sector: one group of streets inside LS12 (Leeds). This is as local as the public record gets, but sector medians move on fewer sales than a district's, so expect the lines to be lumpier.
Where LS12 2 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 buyers actually paid in LS12 2
The LS12 2 median stands at £198,500 for 2026, built from 30 registered sales; the mean, the figure usually quoted as the "average house price", is £198,000, nearly identical to it, meaning sales cluster closely around the typical figure.
What a square metre costs in LS12 2
Measured by floor area, the last five years of LS12 2 sales average about £2,260 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 LS12 2 30% below the national figure.
A typical LS12 2 home, priced year by year (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 | £198,500 | £198,500 | 30 |
| 2025 | £145,000 | £148,467 | 75 |
| 2024 | £165,500 | £175,960 | 76 |
| 2023 | £150,000 | £164,813 | 77 |
| 2022 | £150,000 | £175,892 | 80 |
| 2021 | £152,000 | £192,452 | 81 |
| 2020 | £110,000 | £142,727 | 74 |
| 2019 | £117,000 | £153,359 | 79 |
| 2018 | £124,000 | £165,294 | 91 |
| 2017 | £96,000 | £130,934 | 99 |
| 2016 | £131,500 | £183,970 | 128 |
| 2015 | £121,000 | £170,973 | 122 |
| 2014 | £85,200 | £120,871 | 61 |
| 2013 | £82,200 | £118,278 | 74 |
| 2012 | £84,500 | £124,373 | 44 |
| 2011 | £81,000 | £122,279 | 59 |
| 2010 | £85,800 | £134,556 | 58 |
| 2009 | £89,000 | £143,068 | 48 |
| 2008 | £110,000 | £180,313 | 94 |
| 2007 | £116,500 | £197,616 | 186 |
| 2006 | £97,500 | £169,248 | 221 |
| 2005 | £90,500 | £161,054 | 228 |
| 2004 | £76,800 | £139,484 | 174 |
| 2003 | £58,000 | £106,850 | 166 |
| 2002 | £39,700 | £74,695 | 142 |
| 2001 | £33,000 | £63,441 | 140 |
| 2000 | £31,200 | £61,230 | 110 |
| 1999 | £32,200 | £64,173 | 80 |
| 1998 | £27,000 | £54,501 | 73 |
| 1997 | £29,000 | £59,473 | 79 |
| 1996 | £28,400 | £59,894 | 83 |
| 1995 | £32,100 | £69,780 | 66 |
In cash terms the typical LS12 2 home went from £32,100 in 1995 to £198,500 in 2026, roughly 6 times the price. Even after inflation that is a real rise of about 184%: homes here genuinely became dearer, not merely more expensive on paper.
Year-on-year change in the LS12 2 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 (+46.1% on the year before); the weakest, 2017 (−27.0%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Growth per year, over one to twenty years
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | +36.9% | +33.7% |
| 5 years (since 2021) | +5.5% | +0.6% |
| 10 years (since 2016) | +4.2% | +0.8% |
| 20 years (since 2006) | +3.6% | +0.8% |
Compound annual growth of the median sold price; the real column deflates by ONS CPIH. Annualised figures smooth the cycle (the chart above shows the cycle), and past growth is a record, not a forecast.
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.
The register shows 30 LS12 2 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 171 sales a year before the financial crisis and 68 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.
Reading the LS12 2 market
This is a thin market: 30 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.
Rents around LS12 2
For renting purposes LS12 2 sits in Leeds. The ONS average private rent there is £1,134 a month (May 2026). 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 £198,500 median purchase price, a rent of £1,134 a month (£13,608 a year) works out at a 6.9% 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 2 (Armley)
How much did a house sell for in LS12 2 (Armley)?
Are property prices falling in LS12 2 (Armley)?
Is LS12 2 (Armley) a good place to buy a house?
Where do LS12 2 prices go next?
That question has no honest answer, only evidence. The evidence: the median is up 31% over five years in cash and up 3% 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.
LS12's current homes for sale
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 2: live asking prices are collected per district.
35% 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" 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 LS12 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 price of an extra bedroom in LS
The Land Registry record, split by size: what each kind of home actually sold for across the LS area. Size steps are fiercely local. A third bedroom adds a quarter to the price in some areas and close to four fifths in others, which is why no national rule of thumb survives contact with a real market.
| 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.
Winners and losers across the LS area, five years
The biggest risers and fallers in cash terms; every row links to that district's report.
Other sectors in LS12
A few minutes' walk can separate two very different markets. Here are LS12's other sectors, each with its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| LS12 1 | £164,200 | 18 |
| 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.
Selling a home in LS12 2? 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 LS12 2, use the average prices map for a rough value: zoom from LS12 2's shading down to the sold homes on your own street. The figures above are every recorded LS12 2 sale; agents price with this same Land Registry record, and now you have it too.
For local estate agents: each district report carries one featured-agent spot, free while founding places last. Claim LS12 2.
Go deeper
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about LS12 2. Free, with a one click sign in.
See every individual LS12 2 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.