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Adel market report LS16 9, Leeds
The LS16 9 (Adel) house price history in full, 1995 to 2026, in cash and in today's money. Everything below comes from 2,481 sales recorded by HM Land Registry in LS16 9 (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 LS16 9 (Leeds) sold for £478,000 in 2026, the median of 21 registered sales, up 6% on five years earlier. The mean was £469,300, and by floor area homes here have averaged about £4,060 per square metre over the last five years. The figures cover 2,481 sales recorded by HM Land Registry since 1995 and refresh with each monthly release: completed sale prices, not valuations or asking prices.
LS16 9 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 9 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 9 homes really sell for
Take the 21 registered 2026 sales in LS16 9 and the middle price, the median, is £478,000. The mean lands at £469,300, nearly identical to it, meaning sales cluster closely around the typical figure.
LS16 9 prices by floor area
Measured by floor area, the last five years of LS16 9 sales average about £4,060 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.
For scale: the England and Wales median is £285,000, so LS16 9 trades 68% above the country as a whole.
The price of a typical LS16 9 home, 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 | £478,000 | £478,000 | 21 |
| 2025 | £499,000 | £510,933 | 63 |
| 2024 | £489,500 | £520,439 | 88 |
| 2023 | £530,000 | £582,341 | 106 |
| 2022 | £520,000 | £609,759 | 124 |
| 2021 | £450,000 | £569,758 | 122 |
| 2020 | £485,000 | £629,298 | 59 |
| 2019 | £421,500 | £552,486 | 66 |
| 2018 | £390,000 | £519,877 | 65 |
| 2017 | £392,500 | £535,331 | 102 |
| 2016 | £417,000 | £583,387 | 63 |
| 2015 | £357,000 | £504,441 | 73 |
| 2014 | £325,000 | £461,069 | 61 |
| 2013 | £354,500 | £510,090 | 56 |
| 2012 | £323,500 | £476,152 | 56 |
| 2011 | £275,000 | £415,144 | 58 |
| 2010 | £325,000 | £509,684 | 63 |
| 2009 | £257,500 | £413,933 | 54 |
| 2008 | £340,000 | £557,332 | 47 |
| 2007 | £350,000 | £593,697 | 71 |
| 2006 | £315,000 | £546,800 | 94 |
| 2005 | £315,000 | £560,573 | 65 |
| 2004 | £267,500 | £485,832 | 82 |
| 2003 | £250,000 | £460,561 | 75 |
| 2002 | £235,200 | £442,527 | 102 |
| 2001 | £155,000 | £297,980 | 85 |
| 2000 | £160,800 | £315,570 | 94 |
| 1999 | £150,000 | £298,942 | 155 |
| 1998 | £145,000 | £292,693 | 101 |
| 1997 | £120,000 | £246,096 | 81 |
| 1996 | £114,200 | £240,843 | 84 |
| 1995 | £126,500 | £274,992 | 45 |
In cash terms the typical LS16 9 home went from £126,500 in 1995 to £478,000 in 2026, roughly 3.8 times the price. Inflation explains only part of it: in today's money the rise is still about 74%, a genuine increase in what a home here costs. The real-terms peak came in 2020, and today's median remains roughly 24% under it: a 2020 buyer is still waiting to get that price back in today's money.
Year-on-year change in the LS16 9 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 2002 (+51.7% on the year before); the weakest, 2009 (−24.3%). 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) | −4.2% | −6.4% |
| 5 years (since 2021) | +1.2% | −3.5% |
| 10 years (since 2016) | +1.4% | −2.0% |
| 20 years (since 2006) | +2.1% | −0.7% |
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.
How many homes change hands in LS16 9
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.
Over the last twelve months of data, 21 sales completed in LS16 9. Turnover has held fairly steady across the cycle: about 80 sales a year recently, against 84 a year before 2008. 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.
Reading the LS16 9 market
This is a thin market: 21 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. Against the LS16 district median, LS16 9 sits 46% higher, marking it as a dearer pocket of the district.
What tenants pay around LS16 9
The local authority for LS16 9 is Leeds, and its ONS average private rent currently stands at £1,134 a month (May 2026 figures). 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.
Set against the £478,000 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.
Asked and answered: LS16 9 (Adel)
Are property prices falling in LS16 9 (Adel)?
Is LS16 9 (Adel) a good place to buy a house?
How much did a house sell for in LS16 9 (Adel)?
Are LS16 9 prices heading up or down?
The record answers a different question than "what happens next": the median is up 6% over five years in cash but down 16% after inflation. Put the volume chart beside the price chart before drawing conclusions, and allow for the register's lag behind actual completions.
LS16's current homes for sale
This is what you could actually buy today: 79 homes currently on the market from 8 agents publishing to HomesIndex.
These cover the whole LS16 district, not just LS16 9: live asking prices are collected per district.
Of everything listed here, 24% asks less than the sold record of comparable homes. Every listing is measured against recent recorded sales of similar nearby homes.
"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.
What another bedroom costs in LS
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. Where too few homes exist to say anything meaningful, the cell is 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
Prices can differ sharply between two sectors a few minutes' walk apart. The rest of LS16, each linking to its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| LS16 5 | £202,100 | 34 |
| LS16 6 | £245,000 | 55 |
| LS16 7 | £342,200 | 76 |
| LS16 8 | £477,500 | 18 |
Zoom out to the full LS16 district report for the type split, monthly volumes and how LS16 compares with its neighbours.
Selling in LS16 9? Start from the sold record
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in LS16 9, open the average prices map and zoom from the LS16 9 shading down to the sold homes on your own street. Every recorded LS16 9 sale is on this page; the same Land Registry record is what agents price from, and it is now in your hands.
Estate agents working LS16 9: the featured spot on this report is free for founding agents, one per district. Claim LS16 9.
Keep digging
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about LS16 9. Free, with a one click sign in.
The live map plots every individual LS16 9 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.