Local market reports › LS area › LS12 › LS12 5
Armley market report LS12 5, Leeds
The LS12 5 (Armley) house price history in full, 1995 to 2026, in cash and in today's money. Underneath every chart here sit 4,548 registered sales in LS12 5 (Leeds) since 1995, the HM Land Registry record of what buyers really paid, with ONS figures covering rents. Nothing 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: the 2026 median for LS12 5 (Leeds) is £185,000, from 55 registered sales, up 13% on five years earlier; the mean is £211,300, and by floor area homes here have averaged about £2,670 per square metre over the last five years. Behind the figures sit 4,548 HM Land Registry entries going back to 1995, refreshed monthly, every one a completed sale rather than a valuation or an asking price.
LS12 5 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 5 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.
Today's LS12 5 prices, from the sold record
In the LS12 5 property market, the 2026 median sale price is £185,000, from 55 registered sales; the mean, the "average house price" most sites quote, is £211,300, sitting somewhat above it, as happens wherever a market carries an expensive tail.
House prices per square metre in LS12 5
Measured by floor area, the last five years of LS12 5 sales average about £2,670 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.
Against a national (England and Wales) median of £285,000, LS12 5 runs 35% below it.
A typical LS12 5 home, priced year by year (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 | £185,000 | £185,000 | 55 |
| 2025 | £220,000 | £225,261 | 128 |
| 2024 | £210,000 | £223,273 | 137 |
| 2023 | £210,000 | £230,739 | 137 |
| 2022 | £162,000 | £189,963 | 123 |
| 2021 | £163,000 | £206,379 | 139 |
| 2020 | £137,800 | £178,798 | 100 |
| 2019 | £142,000 | £186,128 | 130 |
| 2018 | £135,800 | £181,024 | 124 |
| 2017 | £132,000 | £180,035 | 128 |
| 2016 | £124,200 | £173,757 | 126 |
| 2015 | £117,500 | £166,028 | 102 |
| 2014 | £125,000 | £177,334 | 137 |
| 2013 | £117,800 | £169,502 | 86 |
| 2012 | £96,500 | £142,036 | 82 |
| 2011 | £118,000 | £178,135 | 80 |
| 2010 | £125,000 | £196,032 | 90 |
| 2009 | £100,000 | £160,751 | 119 |
| 2008 | £115,000 | £188,509 | 116 |
| 2007 | £120,300 | £204,062 | 238 |
| 2006 | £120,000 | £208,305 | 317 |
| 2005 | £106,000 | £188,637 | 160 |
| 2004 | £97,000 | £176,171 | 182 |
| 2003 | £82,500 | £151,985 | 179 |
| 2002 | £70,500 | £132,645 | 195 |
| 2001 | £63,000 | £121,114 | 173 |
| 2000 | £54,000 | £105,975 | 198 |
| 1999 | £66,000 | £131,535 | 247 |
| 1998 | £57,500 | £116,068 | 201 |
| 1997 | £40,000 | £82,032 | 113 |
| 1996 | £42,000 | £88,576 | 115 |
| 1995 | £45,800 | £99,562 | 91 |
In cash terms the typical LS12 5 home went from £45,800 in 1995 to £185,000 in 2026, roughly 4 times the price. Adjusted for inflation it still comes to a real rise of roughly 86%, so homes here got dearer in substance, not only in cash. Measured in today's money the market peaked in 2023; the current median sits about 20% below that. Someone who bought at the 2023 peak has not yet seen that price back in real terms.
Year-on-year change in the LS12 5 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 1998 (+43.8% on the year before); the weakest, 2012 (−18.2%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
What LS12 5 has returned, per year
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −15.9% | −17.9% |
| 5 years (since 2021) | +2.6% | −2.2% |
| 10 years (since 2016) | +4.1% | +0.6% |
| 20 years (since 2006) | +2.2% | −0.6% |
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.
How many homes change hands in LS12 5
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.
LS12 5 recorded 55 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 205 sales a year before the financial crisis and 116 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 5 market
Only 55 sales completed here in the last twelve months of data, which makes LS12 5 a thin market. Each figure rests on few transactions, so single streets can swing the median and the charts deserve a sceptical squint. Expect volatility in the annual figures: swings past ten per cent show up repeatedly above, and they usually reflect the mix of homes sold in a given year rather than genuine repricing.
Rents around LS12 5
LS12 5 falls under Leeds, where the ONS puts the average private rent at £1,134 a month (May 2026 figures). Size sets most of the rent: one-beds average £774 a month here against £1,677 for four or more bedrooms.
Average monthly rent by size, Leeds
ONS Price Index of Private Rents, May 2026.
Set against the £185,000 median sold price, £1,134 a month is £13,608 a year, a gross yield of 7.4%: 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.
Asked and answered: LS12 5 (Armley)
Are property prices falling in LS12 5 (Armley)?
Is LS12 5 (Armley) a good place to buy a house?
How much did a house sell for in LS12 5 (Armley)?
What happens to LS12 5 prices now?
Prediction is not this page's business. Its business is the record, which says: the median is up 13% over five years in cash but down 10% after inflation. Read the volume chart with the price chart before acting on either, remembering that registrations trail the deals themselves by weeks.
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 5: live asking prices are collected per district.
35% of what is on the market here is asking below what comparable homes actually sold for. 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.
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%) | — |
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
The spread across the LS area is the point: the same five years treated these districts very differently.
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.
Other sectors in LS12
Prices can differ sharply between two sectors a few minutes' walk apart. The rest of LS12, each linking to its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| LS12 1 | £164,200 | 18 |
| LS12 2 | £198,500 | 30 |
| LS12 3 | £149,000 | 25 |
| LS12 4 | £220,000 | 51 |
| 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.
Before you sell in LS12 5: what the record supports
Ground the asking price in real sold prices first. The average prices map gives a rough value in a minute: start at LS12 5'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.
Estate agents working LS12 5: the featured spot on this report is free for founding agents, one per district. Claim LS12 5.
Dig further
Behind the answers sits the same Land Registry record as this page, with LS12 5 already set as the subject. Free, one click sign in.
The live map plots every individual LS12 5 sale at its exact address, and the average prices map zooms from neighbourhood shading to single homes. For a specific question, the report tool writes a custom answer, and any sale's mortgage and rent calculator 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.