Local market reports › LS area › LS12
Armley market report LS12, Leeds
The LS12 (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: 20,851 completed sales registered with HM Land Registry in LS12 (Leeds) since 1995, plus current ONS rental figures. There are no valuations, estimates or asking prices in it.
Sales recorded to July 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.
In short: the typical home in LS12 (Leeds) sold for £191,000 in 2026, the median of 192 registered sales, up 25% on five years earlier. The mean was £203,800, and by floor area homes here have averaged about £2,460 per square metre over the last five years. The figures cover 20,851 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 LS12 covering Armley, Farnley, New Farnley 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 LS12 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 homes really sell for
The 2026 median for LS12 is £191,000, taken from 192 registered sales. The mean, which is what most sites call the "average house price", is £203,800, modestly above it, the usual shape of a market with an expensive tail.
LS12 prices by floor area
Per square metre, LS12 homes have averaged around £2,460 over the last five years of sales. The floor areas behind the figure come from Energy Performance Certificates, and the by-the-metre view is the fair comparison across home sizes.
The national median for England and Wales is £285,000, which puts LS12 33% below the country at large.
A typical LS12 home, priced year by year (1995 to 2026)
Two lines: the median in the money of its day, and the same years restated by ONS CPIH into today's money, which is the truer test of getting dearer. Hover for exact figures; click a legend entry to isolate a series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £191,000 | £191,000 | 192 |
| 2025 | £185,000 | £189,424 | 498 |
| 2024 | £175,500 | £186,593 | 568 |
| 2023 | £177,000 | £194,480 | 519 |
| 2022 | £168,000 | £196,999 | 596 |
| 2021 | £152,500 | £193,085 | 633 |
| 2020 | £138,500 | £179,707 | 461 |
| 2019 | £132,500 | £173,676 | 545 |
| 2018 | £130,000 | £173,292 | 633 |
| 2017 | £123,000 | £167,760 | 628 |
| 2016 | £126,200 | £176,555 | 708 |
| 2015 | £118,500 | £167,441 | 527 |
| 2014 | £110,500 | £156,764 | 527 |
| 2013 | £95,000 | £136,696 | 438 |
| 2012 | £97,800 | £143,949 | 350 |
| 2011 | £100,000 | £150,962 | 394 |
| 2010 | £106,000 | £166,235 | 479 |
| 2009 | £100,000 | £160,751 | 425 |
| 2008 | £118,500 | £194,247 | 562 |
| 2007 | £120,000 | £203,553 | 1,121 |
| 2006 | £111,500 | £193,550 | 1,138 |
| 2005 | £105,000 | £186,858 | 1,113 |
| 2004 | £90,000 | £163,458 | 1,001 |
| 2003 | £75,000 | £138,168 | 1,013 |
| 2002 | £55,000 | £103,482 | 1,038 |
| 2001 | £48,000 | £92,278 | 893 |
| 2000 | £42,500 | £83,406 | 793 |
| 1999 | £45,000 | £89,683 | 790 |
| 1998 | £41,000 | £82,761 | 651 |
| 1997 | £38,000 | £77,930 | 590 |
| 1996 | £37,000 | £78,031 | 569 |
| 1995 | £39,000 | £84,780 | 458 |
In cash terms the typical LS12 home went from £39,000 in 1995 to £191,000 in 2026, roughly 5 times the price. Even after inflation that is a real rise of about 125%: homes here genuinely became dearer, not merely more expensive on paper. The real-terms peak came in 2007, and today's median remains roughly 6% under it: a 2007 buyer is still waiting to get that price back in today's money.
Year-on-year change in the LS12 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 (+36.4% on the year before); the weakest, 2009 (−15.6%). 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) | +3.2% | +0.8% |
| 5 years (since 2021) | +4.6% | −0.2% |
| 10 years (since 2016) | +4.2% | +0.8% |
| 20 years (since 2006) | +2.7% | −0.1% |
The table annualises median growth over each period, with the real column deflated by ONS CPIH. Smoothing hides the cycle (see the chart above for it), and none of this forecasts: it is the record.
Detached, semi, terraced, flat: four markets in one
A single median hides the split beneath it. Sales of terraced homes dominate the record here, 47% of the typed total. A detached home currently trades at £317,000 against £130,000 for a flat, 2.4 times the price.
Median by property type, LS12
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 | £317,000 | 15 | 2,049 |
| Semi-detached | £220,000 | 66 | 6,337 |
| Terraced | £175,000 | 78 | 9,820 |
| Flats | £130,000 | 33 | 2,645 |
How many homes change hands in LS12
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.
Month by month, five years back
Registrations by month. The repeating sawtooth is seasonality, and the right-hand edge always dips because the register lags completions.
The register shows 419 LS12 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 1,014 sales a year before the financial crisis and 475 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.
The shape of the LS12 market
In its area's price order LS12 comes 25 of 29, towards the cheaper end of the table.
What tenants pay around LS12
For renting purposes LS12 sits in Leeds. The ONS average private rent there is £1,134 a month (May 2026). 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.
£1,134 a month is £13,608 a year, which against the £191,000 median sold price makes a gross yield of 7.1%. 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.
Common questions on LS12 (Armley)
Is LS12 (Armley) a good place to buy a house?
How much did a house sell for in LS12 (Armley)?
Are property prices falling in LS12 (Armley)?
Will LS12 prices rise from here?
Prediction is not this page's business. Its business is the record, which says: the median is up 25% over five years in cash and flat after inflation. Read the volume chart with the price chart before acting on either, remembering that registrations trail the deals themselves by weeks.
What you could buy in LS12 now
Everything above is what homes in LS12 sold for. This is what you could actually buy today: 71 homes currently on the market from 12 agents publishing to HomesIndex, at a typical asking price 1% below the LS12 median sold price.
35% of current listings sit under the prices comparable homes actually fetched. The comparison behind each listing uses recent recorded sales of similar homes close by.
"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. 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%) | — |
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
LS12 ranks 5 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.
Winners and losers across the LS area, five years
The districts that gained and lost most in cash terms, each row linking through to its own report.
Inside LS12, 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 |
|---|---|---|
| LS12 1 | £164,200 | 18 |
| 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 |
How LS12 compares nearby
Same city, different markets. The dearest districts of the LS area, and LS12 itself, which ranks 25 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% |
| LS12 (this report) | £191,000 | +25% |
Thinking of selling in LS12? 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'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.
Local estate agents: one agent per district gets the featured spot on this report, free for founding agents. Claim LS12.
Take it further
The AI answers from the same Land Registry data this report is built on, already scoped to LS12. Free after a one click sign in.
See every individual LS12 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.