Local market reports › LS area › LS2
Leeds city centre market report LS2, Leeds
The standing LS2 (Leeds city centre) property market report, rebuilt from the full public record every month. Underneath every chart here sit 3,493 registered sales in LS2 (Leeds) since 1995, the HM Land Registry record of what buyers really paid, with ONS figures covering rents. Nothing is a valuation, an estimate or an asking price.
Sales recorded to June 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.
In short: the typical home in LS2 (Leeds) sold for £107,500 in 2026, the median of 6 registered sales, down 30% on five years earlier. The mean was £167,500, and by floor area homes here have averaged about £2,800 per square metre over the last five years. The figures cover 3,493 sales recorded by HM Land Registry since 1995 and refresh with each monthly release: completed sale prices, not valuations or asking prices.
The postcode district LS2 covering Leeds city centre, Woodhouse sits in Leeds. A district is the workhorse unit for reading a market: local enough to be meaningful, busy enough that the medians rest on a steady flow of sales.
Where LS2 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.
LS2 sold prices: where the market stands
The LS2 median stands at £107,500 for 2026, built from 6 registered sales; the mean, the figure usually quoted as the "average house price", is £167,500, well clear of it: the mark of a market where a small number of costly homes drag the average upwards.
What a square metre costs in LS2
By floor space, homes in LS2 have sold for about £2,800 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.
Set against the £285,000 England and Wales median, LS2 sits 62% below the national market.
The price of a typical LS2 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 | £107,500 | £107,500 | 6 |
| 2025 | £150,000 | £153,587 | 35 |
| 2024 | £160,000 | £170,113 | 36 |
| 2023 | £155,000 | £170,307 | 40 |
| 2022 | £175,000 | £205,207 | 49 |
| 2021 | £154,000 | £194,984 | 80 |
| 2020 | £140,000 | £181,653 | 59 |
| 2019 | £130,000 | £170,399 | 111 |
| 2018 | £121,200 | £161,562 | 111 |
| 2017 | £119,000 | £162,304 | 128 |
| 2016 | £120,000 | £167,881 | 238 |
| 2015 | £101,200 | £142,996 | 137 |
| 2014 | £116,000 | £164,566 | 52 |
| 2013 | £117,200 | £168,639 | 40 |
| 2012 | £97,000 | £142,772 | 20 |
| 2011 | £127,500 | £192,476 | 26 |
| 2010 | £130,500 | £204,658 | 30 |
| 2009 | £124,700 | £200,456 | 57 |
| 2008 | £104,000 | £170,478 | 135 |
| 2007 | £125,000 | £212,035 | 256 |
| 2006 | £122,500 | £212,644 | 356 |
| 2005 | £126,200 | £224,585 | 204 |
| 2004 | £150,000 | £272,429 | 230 |
| 2003 | £142,000 | £261,598 | 415 |
| 2002 | £115,000 | £216,372 | 131 |
| 2001 | £105,000 | £201,857 | 93 |
| 2000 | £97,000 | £190,363 | 73 |
| 1999 | £84,500 | £168,404 | 122 |
| 1998 | £51,200 | £103,351 | 82 |
| 1997 | £64,200 | £131,661 | 54 |
| 1996 | £52,000 | £109,666 | 45 |
| 1995 | £48,500 | £105,432 | 42 |
In cash terms the typical LS2 home went from £48,500 in 1995 to £107,500 in 2026, roughly 2.2 times the price. In today's money, though, the move is modest, around 2%. The cash growth mostly records inflation, with homes themselves changing little in real value. In inflation-adjusted terms the high-water mark was 2004. The market now sits about 61% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the LS2 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 (+65.0% on the year before); the weakest, 2026 (−28.3%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Detached, semi, terraced, flat: four markets in one
A single median hides the split beneath it. Sales of flats dominate the record here, 92% of the typed total. In 2009, the last year both were recorded here, a detached home traded at £360,000 against £121,200 for a flat, 3.0 times the price.
Median by property type, LS2
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 | £360,000 (2009) | – | 6 |
| Semi-detached | £235,000 (2006) | – | 24 |
| Terraced | £319,800 (2022) | – | 235 |
| Flats | £100,000 | 5 | 3,152 |
The long view: annualised growth
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −28.3% | −30.0% |
| 5 years (since 2021) | −6.9% | −11.2% |
| 10 years (since 2016) | −1.1% | −4.4% |
| 20 years (since 2006) | −0.7% | −3.4% |
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 LS2
How many homes change hands
Each bar is a year's recorded sales. 2008's dip is the financial crisis, and the newest bar always grows for a while as late registrations arrive.
The monthly pulse, last five years
Monthly registrations. The sawtooth is seasonal; the register runs weeks behind completions at the right-hand edge.
LS2 recorded 36 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 33 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 LS2 trades
This is a thin market: 36 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. By median price LS2 sits at the bottom of its postcode area: the cheapest way in, with the least expectation already in the price.
Rents 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.
Average monthly rent by size, Leeds
ONS Price Index of Private Rents, May 2026.
Against the £107,500 median purchase price, a rent of £1,134 a month (£13,608 a year) works out at a 12.7% gross yield, a ceiling figure that ignores letting costs, voids, maintenance and tax. Because rents are local-authority statistics, districts sharing the authority share the figure.
Asked and answered: LS2 (Leeds city centre)
Is LS2 (Leeds city centre) a good place to buy a house?
How much did a house sell for in LS2 (Leeds city centre)?
Are property prices falling in LS2 (Leeds city centre)?
Are LS2 prices heading up or down?
The record answers a different question than "what happens next": the median is down 30% over five years in cash but down 45% after inflation. Put the volume chart beside the price chart before drawing conclusions, and allow for the register's lag behind actual completions.
LS2's current homes for sale
Everything above is what homes in LS2 sold for. The live side of the market holds 22 homes at the moment, listed by 7 agents publishing to HomesIndex, at a typical asking price 40% above the LS2 median sold price.
17% of what is on the market here is asking below what comparable homes actually sold for. The comparison behind each listing uses recent recorded sales of similar homes close by.
- Millwright, Byron Street, Leeds
- Chatsworth House,11 Hyde Terrace, Leeds
- Concord Street, Leeds, LS2, Leeds
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 LS2 home for sale on the map →
Live asking prices from estate agents who publish a feed to HomesIndex, refreshed every Monday and Thursday: a sample of the market, not every home for sale. Asking prices are not sale prices.
The price of an extra bedroom in LS
What homes of each size actually sold for across the LS area, 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%) | — |
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
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.
Winners and losers across the LS area, five years
Cash-terms risers and fallers across the area; click any row for that district's full report.
Inside LS2, sector by sector
Postcode sectors are the next slice down, each a group of streets with its own market report. Prices can differ sharply between two sectors a few minutes' walk apart.
| Sector | Median (latest) | Sales that year |
|---|---|---|
| LS2 7 | £115,000 | 5 |
| LS2 8 | £100,000 | 1 |
| LS2 9 | £132,500 | 3 |
How LS2 compares nearby
Same city, different markets. The dearest districts of the LS area, and LS2 itself, which ranks 29 of 29 by median price:
| 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 | £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% |
| LS2 (this report) | £107,500 | -30% |
Selling a home in LS2? Price it on the evidence
Ground the asking price in real sold prices first. The average prices map gives a rough value in a minute: start at LS2'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.
Estate agents working LS2: the featured spot on this report is free for founding agents, one per district. Claim LS2.
Take it further
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about LS2. Free, with a one click sign in.
The live map plots every individual LS2 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.
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.