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Adel market report LS16 8, Leeds
The LS16 8 (Adel) house price history in full, 1995 to 2026, in cash and in today's money. Everything below comes from 2,499 sales recorded by HM Land Registry in LS16 8 (Leeds) since 1995, real completion prices from real purchases, alongside the ONS's current rent figures. No valuations, no estimates, no asking prices.
Covers registered sales to 2026 and ONS rents for May 2026. Refreshed monthly as new sales reach the register.
In short: the 2026 median for LS16 8 (Leeds) is £477,500, from 18 registered sales, up 3% on five years earlier; the mean is £488,600, and by floor area homes here have averaged about £3,960 per square metre over the last five years. Behind the figures sit 2,499 HM Land Registry entries going back to 1995, refreshed monthly, every one a completed sale rather than a valuation or an asking price.
A postcode sector like LS16 8 is a single group of streets within LS16 (Leeds), the finest slice the public record supports. Fewer sales stand behind each figure than at district level, so the lines jump about more.
Where LS16 8 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 8 homes really sell for
Take the 18 registered 2026 sales in LS16 8 and the middle price, the median, is £477,500. The mean lands at £488,600, nearly identical to it, meaning sales cluster closely around the typical figure.
Price per square metre in LS16 8
The last five years of sales put LS16 8 at roughly £3,960 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.
Against a national (England and Wales) median of £285,000, LS16 8 runs 68% above it.
LS16 8's median sold price, 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 | £477,500 | £477,500 | 18 |
| 2025 | £502,500 | £514,516 | 78 |
| 2024 | £630,000 | £669,819 | 79 |
| 2023 | £562,500 | £618,050 | 88 |
| 2022 | £615,000 | £721,158 | 81 |
| 2021 | £465,000 | £588,750 | 101 |
| 2020 | £520,000 | £674,711 | 67 |
| 2019 | £485,000 | £635,719 | 93 |
| 2018 | £520,000 | £693,170 | 109 |
| 2017 | £431,500 | £588,523 | 112 |
| 2016 | £375,000 | £524,629 | 109 |
| 2015 | £480,000 | £678,240 | 83 |
| 2014 | £363,000 | £514,979 | 95 |
| 2013 | £328,000 | £471,959 | 89 |
| 2012 | £270,000 | £397,406 | 40 |
| 2011 | £291,000 | £439,298 | 48 |
| 2010 | £290,000 | £454,795 | 49 |
| 2009 | £282,500 | £454,121 | 44 |
| 2008 | £342,500 | £561,430 | 42 |
| 2007 | £365,000 | £619,142 | 67 |
| 2006 | £304,000 | £527,705 | 80 |
| 2005 | £280,500 | £499,177 | 69 |
| 2004 | £265,500 | £482,200 | 74 |
| 2003 | £235,000 | £432,927 | 67 |
| 2002 | £210,000 | £395,113 | 84 |
| 2001 | £165,000 | £317,204 | 70 |
| 2000 | £150,000 | £294,375 | 83 |
| 1999 | £127,200 | £253,503 | 84 |
| 1998 | £133,500 | £269,479 | 101 |
| 1997 | £153,500 | £314,798 | 122 |
| 1996 | £115,000 | £242,530 | 98 |
| 1995 | £105,000 | £228,254 | 75 |
In cash terms the typical LS16 8 home went from £105,000 in 1995 to £477,500 in 2026, roughly 5 times the price. Inflation explains only part of it: in today's money the rise is still about 109%, a genuine increase in what a home here costs. In inflation-adjusted terms the high-water mark was 2022. The market now sits about 34% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the LS16 8 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 1997 (+33.5% on the year before); the weakest, 2016 (−21.9%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
What LS16 8 has returned, per year
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −5.0% | −7.2% |
| 5 years (since 2021) | +0.5% | −4.1% |
| 10 years (since 2016) | +2.4% | −0.9% |
| 20 years (since 2006) | +2.3% | −0.5% |
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.
How many homes change hands in LS16 8
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.
LS16 8 recorded 18 sales in the last twelve months of data. Turnover has held fairly steady across the cycle: about 69 sales a year recently, against 74 a year before 2008. 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.
The shape of the LS16 8 market
This is a thin market: 18 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. Within LS16, this sector trades 46% above the district median: one of the dearer corners of its district.
What tenants pay around LS16 8
LS16 8 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 £477,500 median sold price, £1,134 a month is £13,608 a year, a gross yield of 2.8%: 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.
LS16 8 (Adel): the questions that come up
How much did a house sell for in LS16 8 (Adel)?
Are property prices falling in LS16 8 (Adel)?
Is LS16 8 (Adel) a good place to buy a house?
What happens to LS16 8 prices now?
Prediction is not this page's business. Its business is the record, which says: the median is up 3% over five years in cash but down 19% after inflation. Read the volume chart with the price chart before acting on either, remembering that registrations trail the deals themselves by weeks.
LS16's current homes for sale
The live side of the market holds 79 homes at the moment, listed by 8 agents publishing to HomesIndex.
These cover the whole LS16 district, not just LS16 8: 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.
Bedroom by bedroom: LS prices by size
What homes of each size actually sold for across the LS area, 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. 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.
Five-year change in the median, LS area districts
The biggest risers and fallers in cash terms; every row links to that district's 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 5 | £202,100 | 34 |
| LS16 6 | £245,000 | 55 |
| LS16 7 | £342,200 | 76 |
| 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.
Before you sell in LS16 8: what the record supports
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in LS16 8, open the average prices map and zoom from the LS16 8 shading down to the sold homes on your own street. Every recorded LS16 8 sale is on this page; the same Land Registry record is what agents price from, and it is now in your hands.
Local estate agents: one agent per district gets the featured spot on this report, free for founding agents. Claim LS16 8.
Take it further
Behind the answers sits the same Land Registry record as this page, with LS16 8 already set as the subject. Free, one click sign in.
See every individual LS16 8 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.
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.