Local market reports › LS area › LS12 › LS12 3
Armley market report LS12 3, Leeds
The standing LS12 3 (Armley) property market report, rebuilt from the full public record every month. Everything below comes from 4,412 sales recorded by HM Land Registry in LS12 3 (Leeds) since 1995, real completion prices from real purchases, alongside the ONS's current rent figures. No valuations, no estimates, no asking prices.
Sales data to 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh.
In short: the typical home in LS12 3 (Leeds) sold for £149,000 in 2026, the median of 25 registered sales, up 17% on five years earlier. The mean was £186,000, and by floor area homes here have averaged about £1,970 per square metre over the last five years. The figures cover 4,412 sales recorded by HM Land Registry since 1995 and refresh with each monthly release: completed sale prices, not valuations or asking prices.
LS12 3 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 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.
What a home in LS12 3 sells for
Across 25 registered 2026 sales, the typical (median) LS12 3 home went for £149,000. The mean is £186,000, a long way above it, which tells you a few very expensive sales are pulling the average up.
What a square metre costs in LS12 3
The last five years of sales put LS12 3 at roughly £1,970 per square metre. That figure, built from each sale's Energy Performance Certificate floor area, is the one that makes a small flat and a big house comparable.
England and Wales as a whole trade at a £285,000 median, leaving LS12 3 48% below the national figure.
The price of a typical LS12 3 home, 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 | £149,000 | £149,000 | 25 |
| 2025 | £165,500 | £169,458 | 82 |
| 2024 | £154,000 | £163,734 | 68 |
| 2023 | £135,500 | £148,881 | 84 |
| 2022 | £132,000 | £154,785 | 105 |
| 2021 | £127,500 | £161,431 | 124 |
| 2020 | £127,000 | £164,785 | 95 |
| 2019 | £110,000 | £144,184 | 114 |
| 2018 | £105,000 | £139,967 | 117 |
| 2017 | £100,000 | £136,390 | 109 |
| 2016 | £105,000 | £146,896 | 111 |
| 2015 | £99,000 | £139,887 | 100 |
| 2014 | £90,500 | £128,390 | 100 |
| 2013 | £89,000 | £128,062 | 86 |
| 2012 | £95,000 | £139,828 | 79 |
| 2011 | £77,800 | £117,448 | 100 |
| 2010 | £93,000 | £145,848 | 87 |
| 2009 | £97,500 | £156,732 | 86 |
| 2008 | £109,500 | £179,494 | 124 |
| 2007 | £110,000 | £186,591 | 268 |
| 2006 | £100,000 | £173,587 | 224 |
| 2005 | £88,600 | £157,672 | 232 |
| 2004 | £85,000 | £154,377 | 209 |
| 2003 | £65,000 | £119,746 | 223 |
| 2002 | £45,000 | £84,667 | 252 |
| 2001 | £41,000 | £78,820 | 183 |
| 2000 | £37,000 | £72,613 | 205 |
| 1999 | £35,200 | £70,152 | 204 |
| 1998 | £33,000 | £66,613 | 147 |
| 1997 | £37,200 | £76,290 | 174 |
| 1996 | £36,000 | £75,922 | 166 |
| 1995 | £40,500 | £88,041 | 129 |
In cash terms the typical LS12 3 home went from £40,500 in 1995 to £149,000 in 2026, roughly 3.7 times the price. Adjusted for inflation it still comes to a real rise of roughly 69%, so homes here got dearer in substance, not only in cash. Measured in today's money the market peaked in 2007; the current median sits about 20% below that. Someone who bought at the 2007 peak has not yet seen that price back in real terms.
Year-on-year change in the LS12 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 (+44.4% on the year before); the weakest, 2011 (−16.3%). 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) | −10.0% | −12.1% |
| 5 years (since 2021) | +3.2% | −1.6% |
| 10 years (since 2016) | +3.6% | +0.1% |
| 20 years (since 2006) | +2.0% | −0.8% |
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.
Sales activity in LS12 3
Sales per year, counted
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, 25 sales completed in LS12 3. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 225 sales a year before the financial crisis and 73 a year over the last five. Watch the volume as closely as the price. Thin years make jumpy medians, where one street's sales can move the figure, and the newest year is always incomplete because registrations trail completions by weeks or months.
What tenants pay around LS12 3
For renting purposes LS12 3 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.
£1,134 a month is £13,608 a year, which against the £149,000 median sold price makes a gross yield of 9.1%. 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.
The shape of the LS12 3 market
Only 25 sales completed here in the last twelve months of data, which makes LS12 3 a thin market. Each figure rests on few transactions, so single streets can swing the median and the charts deserve a sceptical squint. Within LS12, this sector trades 22% below the district median: one of its district's cheaper corners.
Common questions on LS12 3 (Armley)
Is LS12 3 (Armley) a good place to buy a house?
How much did a house sell for in LS12 3 (Armley)?
Are property prices falling in LS12 3 (Armley)?
Will LS12 3 prices rise from here?
Prediction is not this page's business. Its business is the record, which says: the median is up 17% over five years in cash but down 8% after inflation. Read the volume chart with the price chart before acting on either, remembering that registrations trail the deals themselves by weeks.
On the market in LS12 today
Turning to what is actually available: 71 homes on the market right now, from 12 agents publishing to HomesIndex.
These cover the whole LS12 district, not just LS12 3: live asking prices are collected per district.
Of everything listed here, 35% asks less than the sold record of comparable homes. 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 LS12 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. 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.
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
Sector boundaries hide real price steps. The rest of LS12, one report each:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| LS12 1 | £164,200 | 18 |
| LS12 2 | £198,500 | 30 |
| 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 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 LS12 3, use the average prices map for a rough value: zoom from LS12 3's shading down to the sold homes on your own street. The figures above are every recorded LS12 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 LS12 3.
Go deeper
The AI answers from the same Land Registry data this report is built on, already scoped to LS12 3. Free after a one click sign in.
See every individual LS12 3 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.