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LS2 local market report Leeds

Every figure on this page comes from the public record: 4,262 sales registered with HM Land Registry in LS2 (Leeds) since 1995, each one a completed purchase at a real price, plus current rental figures from the ONS. Nothing here is a valuation, an estimate or an asking price.

Sales data to February 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh.

LS2 is the postcode district covering Leeds city centre, Woodhouse in Leeds. Districts are a practical way to slice a market: small enough to mean something locally, big enough to have a steady flow of sales to measure.

What a home in LS2 sells for

The 2026 median in LS2 is £100,000, from 7 registered sales; the mean, £205,600, sits well above it, the signature of a heavy top tail: a handful of expensive sales lifting the average.

For scale: the England and Wales median is £274,000, so LS2 trades 64% below the country as a whole.

In cash terms the typical LS2 home went from £48,500 in 1995 to £100,000 in 2026, roughly 2.1 times the price. Strip out inflation, though, and the change is small: about -3% in real terms. Most of the cash growth is money losing value rather than homes gaining it. Measured in today's money the market peaked in 2004; the current median sits about 62% below that. Someone who bought at the 2004 peak has not yet seen that price back in real terms.

The strongest year on record here is 1999 (+65.0% on the year before); the weakest, 2026 (−47.4%). 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)	−47.4%	−47.4%
5 years (since 2021)	−9.8%	−13.6%
10 years (since 2016)	−2.2%	−5.2%
20 years (since 2006)	−1.0%	−3.6%

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.

Transaction volumes

LS2 recorded 77 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 220 sales a year before the financial crisis and 68 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.

What homes rent for around LS2

LS2 falls under Leeds, where the ONS puts the average private rent 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.

Set against the £100,000 median sold price, £1,134 a month is £13,608 a year, a gross yield of 13.6%: 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.

Will LS2 prices rise from here?

Nobody can tell you that, and this page will not pretend to. What the record shows: the median is down 40% over five years in cash but down 52% after inflation. If you are weighing a purchase, read the volume chart alongside the price one, and remember that every figure here is a completed sale, lagged by the weeks it takes the Land Registry to register it.

Ladders and snakes: five-year risers and fallers

LS2 ranks 29 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.

Inside LS2, street group by street group

Postcode sectors are the next slice down, each a group of streets. Prices can differ sharply between two sectors a few minutes' walk apart.

Sector	Median (latest)	Sales that year
LS2 7	£100,000	5
LS2 8	£131,500	8
LS2 9	£250,000	13

How LS2 compares nearby

Same city, different markets. The neighbouring districts of the LS area, dearest first:

District	Median	5-year
LS23	£425,000	+23%
LS22	£418,000	+7%
LS29	£379,500	+4%
LS17	£350,000	+6%
LS24	£310,000	+19%
LS21	£309,400	+15%
LS18	£300,000	+3%
LS20	£298,000	-3%
LS7	£285,500	+105%
LS16	£285,000	-7%
LS25	£265,500	+15%
LS6	£265,000	+6%
LS15	£255,000	+9%
LS26	£247,500	+14%
LS8	£245,000	+7%
LS19	£240,000	-1%
LS5	£239,500	+28%
LS28	£233,800	+14%
LS14	£231,500	+29%
LS3	£212,500	-24%
LS4	£212,000	+16%
LS27	£191,000	-3%
LS10	£189,000	+22%
LS1	£185,000	-14%

Dig further

See every individual LS2 sale on the live map, mapped to the exact address, or the quick-reference LS2 price page. 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.