Local market reports › LS area › LS16
Adel market report LS16, Leeds
The LS16 (Adel) 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: 19,856 completed sales registered with HM Land Registry in LS16 (Leeds) since 1995, plus current ONS rental figures. There are no valuations, estimates or asking prices in it.
Sales data to July 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh.
In short: 204 registered 2026 sales put the LS16 (Leeds) median at £327,500, up 4% on five years earlier, with a mean of £354,900, and by floor area homes here have averaged about £3,510 per square metre over the last five years. Everything rests on 19,856 completed HM Land Registry sales since 1995, refreshed monthly; valuations and asking prices play no part.
LS16 is a postcode district covering Adel, Bramhope, Cookridge in Leeds. It is the most useful size for market figures: tight enough to describe somewhere real, large enough that sales keep coming and the medians hold steady.
Where LS16 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.
LS16 sold prices: where the market stands
The LS16 median stands at £327,500 for 2026, built from 204 registered sales; the mean, the figure usually quoted as the "average house price", is £354,900, modestly above it, the usual shape of a market with an expensive tail.
LS16 prices by floor area
By floor space, homes in LS16 have sold for about £3,510 per square metre on average over the last five years: the like-for-like measure that lets you compare a small flat with a large house, from the Energy Performance Certificate floor areas behind each sale.
The national median for England and Wales is £285,000, which puts LS16 15% above the country at large.
A typical LS16 home, priced year by year (1995 to 2026)
Year by year: the median as it was recorded, and the same figure brought into today's money with ONS CPIH, which is where "did homes get dearer" actually gets answered. Hover shows each year; the legend isolates a series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £327,500 | £327,500 | 204 |
| 2025 | £333,000 | £340,963 | 603 |
| 2024 | £320,000 | £340,226 | 638 |
| 2023 | £351,000 | £385,663 | 630 |
| 2022 | £340,000 | £398,689 | 657 |
| 2021 | £315,000 | £398,831 | 760 |
| 2020 | £303,500 | £393,798 | 564 |
| 2019 | £287,500 | £376,844 | 656 |
| 2018 | £267,000 | £355,916 | 651 |
| 2017 | £252,000 | £343,703 | 641 |
| 2016 | £230,000 | £321,772 | 674 |
| 2015 | £225,000 | £317,925 | 647 |
| 2014 | £202,000 | £286,572 | 653 |
| 2013 | £197,500 | £284,183 | 603 |
| 2012 | £185,000 | £272,297 | 455 |
| 2011 | £190,000 | £286,827 | 415 |
| 2010 | £210,000 | £329,334 | 421 |
| 2009 | £180,000 | £289,352 | 399 |
| 2008 | £206,000 | £337,677 | 367 |
| 2007 | £208,500 | £353,674 | 688 |
| 2006 | £192,800 | £334,676 | 794 |
| 2005 | £175,000 | £311,429 | 609 |
| 2004 | £169,500 | £307,845 | 746 |
| 2003 | £160,500 | £295,680 | 805 |
| 2002 | £125,000 | £235,186 | 890 |
| 2001 | £104,400 | £200,704 | 771 |
| 2000 | £92,200 | £180,943 | 675 |
| 1999 | £85,200 | £169,799 | 794 |
| 1998 | £81,200 | £163,908 | 616 |
| 1997 | £77,000 | £157,911 | 708 |
| 1996 | £75,000 | £158,172 | 639 |
| 1995 | £67,000 | £145,648 | 483 |
In cash terms the typical LS16 home went from £67,000 in 1995 to £327,500 in 2026, roughly 5 times the price. Inflation explains only part of it: in today's money the rise is still about 125%, a genuine increase in what a home here costs. Measured in today's money the market peaked in 2021; the current median sits about 18% below that. Someone who bought at the 2021 peak has not yet seen that price back in real terms.
Year-on-year change in the LS16 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 (+28.4% on the year before); the weakest, 2009 (−12.6%). 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) | −1.7% | −3.9% |
| 5 years (since 2021) | +0.8% | −3.9% |
| 10 years (since 2016) | +3.6% | +0.2% |
| 20 years (since 2006) | +2.7% | −0.1% |
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.
Detached, semi, terraced, flat: four markets in one
A single median hides the split beneath it. Sales of semi-detached homes dominate the record here, 45% of the typed total. A detached home currently trades at £517,500 against £161,500 for a flat, 3.2 times the price.
Median by property type, LS16
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 | £517,500 | 54 | 5,746 |
| Semi-detached | £320,000 | 102 | 8,998 |
| Terraced | £245,500 | 18 | 1,781 |
| Flats | £161,500 | 30 | 3,331 |
Sales activity in LS16
Sales per year, counted
Recorded sales per year. The dip after 2008 is the financial crisis; the last bar is still filling in as recent sales get registered.
The monthly pulse, last five years
Registrations by month. The repeating sawtooth is seasonality, and the right-hand edge always dips because the register lags completions.
Over the last twelve months of data, 460 sales completed in LS16. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 747 sales a year before the financial crisis and 546 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.
How LS16 trades
LS16 sits 6 of 29 in its area's price order, well inside the expensive end.
What tenants pay around LS16
LS16 falls under Leeds, where the ONS puts the average private rent at £1,134 a month (May 2026 figures). The spread runs from £774 a month for a typical one-bed to £1,677 at four-plus bedrooms, which is size doing most of the pricing.
Average monthly rent by size, Leeds
ONS Price Index of Private Rents, May 2026.
Set against the £327,500 median sold price, £1,134 a month is £13,608 a year, a gross yield of 4.2%: 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.
What people ask about LS16 (Adel)
Are property prices falling in LS16 (Adel)?
Is LS16 (Adel) a good place to buy a house?
How much did a house sell for in LS16 (Adel)?
Where do LS16 prices go next?
Prediction is not this page's business. Its business is the record, which says: the median is up 4% over five years in cash but down 18% 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 LS16 now
Everything above is what homes in LS16 sold for. This is what you could actually buy today: 79 homes currently on the market from 8 agents publishing to HomesIndex, at a typical asking price 7% above the LS16 median sold price.
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.
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 LS16 home for sale on the map →
These asking prices come live from estate agents publishing feeds to HomesIndex, refreshed each Monday and Thursday. They are a sample of the market rather than its entirety, and an asking price is not a sale price.
What another bedroom costs in LS
Real sold prices by size across the LS area, straight from the Land Registry record. 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%) | — |
Built from the last four years of recorded sales by form and bedroom count. Bedroom counts are estimated from EPC records (the register carries none), so expect a small number of homes one size adrift. Where too few homes exist to say anything meaningful, the cell is blank.
The risers and the fallers
LS16 ranks 22 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.
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.
Inside LS16, 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 |
|---|---|---|
| LS16 5 | £202,100 | 34 |
| LS16 6 | £245,000 | 55 |
| LS16 7 | £342,200 | 76 |
| LS16 8 | £477,500 | 18 |
| LS16 9 | £478,000 | 21 |
How LS16 compares nearby
Same city, different markets. The neighbouring districts of the LS area, dearest first:
| 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 (this report) | £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% |
| LS13 | £195,000 | +22% |
Before you sell in LS16: what the record supports
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in LS16, open the average prices map and zoom from the LS16 shading down to the sold homes on your own street. Every recorded LS16 sale is on this page; the same Land Registry record is what agents price from, and it is now in your hands.
For local estate agents: each district report carries one featured-agent spot, free while founding places last. Claim LS16.
Take it further
The AI answers from the same Land Registry data this report is built on, already scoped to LS16. Free after a one click sign in.
Two maps carry on from here: every LS16 sale at its exact address, and the average prices map from area shading down to single homes. The report tool answers a specific question in writing, and each sale's mortgage and rent calculator prices 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.