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Adel market report LS16 5, Leeds
The standing LS16 5 (Adel) property market report, rebuilt from the full public record every month. Everything below comes from 3,776 sales recorded by HM Land Registry in LS16 5 (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 2026 median for LS16 5 (Leeds) is £202,100, from 34 registered sales, down 4% on five years earlier; the mean is £289,700, and by floor area homes here have averaged about £2,870 per square metre over the last five years. Behind the figures sit 3,776 HM Land Registry entries going back to 1995, refreshed monthly, every one a completed sale rather than a valuation or an asking price.
LS16 5 is one sector of LS16 (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 LS16 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.
What LS16 5 homes really sell for
The LS16 5 median stands at £202,100 for 2026, built from 34 registered sales; the mean, the figure usually quoted as the "average house price", is £289,700, a long way above it, which tells you a few very expensive sales are pulling the average up.
LS16 5 prices by floor area
Averaged across five years of sales, floor space in LS16 5 costs about £2,870 per square metre. Each sale's Energy Performance Certificate supplies the floor area, and pricing by the metre is what lets flats and houses share one scale.
Against a national (England and Wales) median of £285,000, LS16 5 runs 29% below it.
LS16 5's median sold price, 1995 to 2026
The cash median beside its inflation-adjusted twin (ONS CPIH). The adjusted line answers the harder question, whether homes really got dearer. Hover for the figures; the legend toggles each series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £202,100 | £202,100 | 34 |
| 2025 | £233,800 | £239,391 | 90 |
| 2024 | £226,000 | £240,284 | 93 |
| 2023 | £225,000 | £247,220 | 87 |
| 2022 | £222,300 | £260,672 | 109 |
| 2021 | £210,000 | £265,887 | 123 |
| 2020 | £260,000 | £337,355 | 119 |
| 2019 | £195,000 | £255,598 | 130 |
| 2018 | £186,000 | £247,942 | 117 |
| 2017 | £173,200 | £236,227 | 120 |
| 2016 | £180,200 | £252,102 | 114 |
| 2015 | £157,500 | £222,548 | 123 |
| 2014 | £159,000 | £225,569 | 135 |
| 2013 | £145,000 | £208,641 | 128 |
| 2012 | £127,500 | £187,664 | 80 |
| 2011 | £151,400 | £228,556 | 74 |
| 2010 | £157,500 | £247,001 | 60 |
| 2009 | £163,200 | £262,345 | 84 |
| 2008 | £196,200 | £321,613 | 73 |
| 2007 | £183,500 | £311,267 | 170 |
| 2006 | £200,000 | £347,174 | 170 |
| 2005 | £144,500 | £257,152 | 124 |
| 2004 | £185,000 | £335,996 | 145 |
| 2003 | £186,500 | £343,578 | 285 |
| 2002 | £139,500 | £262,468 | 214 |
| 2001 | £103,200 | £198,397 | 178 |
| 2000 | £96,000 | £188,400 | 95 |
| 1999 | £100,000 | £199,295 | 119 |
| 1998 | £70,000 | £141,300 | 71 |
| 1997 | £65,500 | £134,327 | 108 |
| 1996 | £65,700 | £138,558 | 106 |
| 1995 | £69,000 | £149,995 | 98 |
In cash terms the typical LS16 5 home went from £69,000 in 1995 to £202,100 in 2026, roughly 2.9 times the price. Adjusted for inflation it still comes to a real rise of roughly 35%, so homes here got dearer in substance, not only in cash. The real-terms peak came in 2006, and today's median remains roughly 42% under it: a 2006 buyer is still waiting to get that price back in today's money.
Year-on-year change in the LS16 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 1999 (+42.9% on the year before); the weakest, 2005 (−21.9%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
The long view: annualised growth
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −13.6% | −15.6% |
| 5 years (since 2021) | −0.8% | −5.3% |
| 10 years (since 2016) | +1.2% | −2.2% |
| 20 years (since 2006) | +0.1% | −2.7% |
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.
Sales activity in LS16 5
Sales per year, counted
Annual recorded sales. The post-2008 trough is the financial crisis; treat the final bar as provisional while registrations catch up.
The register shows 34 LS16 5 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 173 sales a year before the financial crisis and 83 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 LS16 5
For renting purposes LS16 5 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 £202,100 median sold price makes a gross yield of 6.7%. 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.
What kind of market LS16 5 is
This is a thin market: 34 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. 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. Within LS16, this sector trades 38% below the district median: one of its district's cheaper corners.
LS16 5 (Adel): the questions that come up
Are property prices falling in LS16 5 (Adel)?
Is LS16 5 (Adel) a good place to buy a house?
How much did a house sell for in LS16 5 (Adel)?
Are LS16 5 prices heading up or down?
Prediction is not this page's business. Its business is the record, which says: the median is down 4% over five years in cash but down 24% 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 LS16 today
Turning to what is actually available: 79 homes on the market right now, from 8 agents publishing to HomesIndex.
These cover the whole LS16 district, not just LS16 5: live asking prices are collected per district.
24% 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.
"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 LS16 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
The Land Registry record, split by size: what each kind of home actually sold for across the LS area. 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%) | — |
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. Sizes with too few homes to be meaningful are left blank.
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 districts that gained and lost most in cash terms, each row linking through to its own report.
Other sectors in LS16
Sector boundaries hide real price steps. The rest of LS16, one report each:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| LS16 6 | £245,000 | 55 |
| LS16 7 | £342,200 | 76 |
| LS16 8 | £477,500 | 18 |
| LS16 9 | £478,000 | 21 |
Zoom out to the full LS16 district report for the type split, monthly volumes and how LS16 compares with its neighbours.
Selling in LS16 5? Start from the sold record
Ground the asking price in real sold prices first. The average prices map gives a rough value in a minute: start at LS16 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.
For local estate agents: each district report carries one featured-agent spot, free while founding places last. Claim LS16 5.
Dig further
The AI answers from the same Land Registry data this report is built on, already scoped to LS16 5. Free after a one click sign in.
The live map plots every individual LS16 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.
About the numbers: everything is computed from HM Land Registry Price Paid Data (Crown copyright, OGL v3.0), geocoded to the address; today's-money figures use the ONS CPIH index, and rents are the ONS Price Index of Private Rents by local authority. These are medians of recorded sales, not valuations, and none of it is financial advice.