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Boston Spa market report LS23, Wetherby
The LS23 (Boston Spa) house price history in full, 1995 to 2026, in cash and in today's money. Everything below comes from 5,436 sales recorded by HM Land Registry in LS23 (Wetherby) since 1995, real completion prices from real purchases, alongside the ONS's current rent figures. No valuations, no estimates, no asking prices.
Sales recorded to August 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release. Page updated 19 October 2026.
In short: 64 registered 2026 sales put the LS23 (Wetherby) median at £418,800, up 21% on five years earlier, with a mean of £542,400, and by floor area homes here have averaged about £3,890 per square metre over the last five years. Everything rests on 5,436 completed HM Land Registry sales since 1995, refreshed monthly; valuations and asking prices play no part.
LS23 is a postcode district covering Boston Spa, Bramham, Clifford in Wetherby. 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 LS23 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.
LS23 sold prices: where the market stands
The 2026 median for LS23 is £418,800, taken from 64 registered sales. The mean, which is what most sites call the "average house price", is £542,400, a long way above it, which tells you a few very expensive sales are pulling the average up.
What a square metre costs in LS23
By floor space, homes in LS23 have sold for about £3,890 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.
Against a national (England and Wales) median of £285,000, LS23 runs 47% above it.
A typical LS23 home, priced year by year (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 | £418,800 | £418,800 | 64 |
| 2025 | £389,000 | £398,302 | 149 |
| 2024 | £362,500 | £385,412 | 149 |
| 2023 | £351,000 | £385,663 | 123 |
| 2022 | £395,000 | £463,183 | 175 |
| 2021 | £345,000 | £436,815 | 219 |
| 2020 | £323,500 | £419,748 | 164 |
| 2019 | £300,000 | £393,228 | 166 |
| 2018 | £330,000 | £439,896 | 164 |
| 2017 | £321,000 | £437,812 | 180 |
| 2016 | £315,000 | £440,688 | 174 |
| 2015 | £305,100 | £431,106 | 194 |
| 2014 | £287,000 | £407,160 | 193 |
| 2013 | £250,000 | £359,725 | 199 |
| 2012 | £249,000 | £366,497 | 133 |
| 2011 | £225,000 | £339,663 | 107 |
| 2010 | £247,500 | £388,144 | 121 |
| 2009 | £227,500 | £365,708 | 121 |
| 2008 | £230,000 | £377,019 | 81 |
| 2007 | £247,500 | £419,829 | 193 |
| 2006 | £248,000 | £430,496 | 238 |
| 2005 | £237,000 | £421,764 | 207 |
| 2004 | £200,000 | £363,239 | 167 |
| 2003 | £174,000 | £320,550 | 149 |
| 2002 | £147,000 | £276,579 | 257 |
| 2001 | £120,000 | £230,694 | 194 |
| 2000 | £112,500 | £220,781 | 221 |
| 1999 | £98,000 | £195,309 | 206 |
| 1998 | £89,000 | £179,653 | 167 |
| 1997 | £75,000 | £153,810 | 253 |
| 1996 | £80,000 | £168,716 | 169 |
| 1995 | £82,000 | £178,255 | 139 |
In cash terms the typical LS23 home went from £82,000 in 1995 to £418,800 in 2026, roughly 5 times the price. Even after inflation that is a real rise of about 135%: homes here genuinely became dearer, not merely more expensive on paper. The real-terms peak came in 2022, and today's median remains roughly 10% under it: a 2022 buyer is still waiting to get that price back in today's money.
Year-on-year change in the LS23 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 (+22.5% on the year before); the weakest, 2023 (−11.1%). 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 year (since 2025) | +7.7% | +5.1% |
| 5 years (since 2021) | +4.0% | −0.8% |
| 6 years (since 2020) | +4.4% | 0.0% |
| 10 years (since 2016) | +2.9% | −0.5% |
| 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 detached houses dominate the record here, 40% of the typed total. A detached home currently trades at £650,000 against £210,000 for a flat, 3.1 times the price.
Median by property type, LS23
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 | £650,000 | 26 | 2,148 |
| Semi-detached | £350,000 | 15 | 1,536 |
| Terraced | £267,500 | 16 | 1,350 |
| Flats | £210,000 | 7 | 402 |
The turnover behind the prices
Sales per year, counted
Annual recorded sales. The post-2008 trough is the financial crisis; treat the final bar as provisional while registrations catch up.
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.
LS23 recorded 119 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 203 sales a year before the financial crisis and 132 a year over the last five. 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 rental side of LS23
For renting purposes LS23 sits in Leeds. The ONS average private rent there is £1,134 a month (May 2026). 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.
Against the £418,800 median purchase price, a rent of £1,134 a month (£13,608 a year) works out at a 3.2% 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.
How LS23 trades
Only 119 sales completed here in the last twelve months of data, which makes LS23 a thin market. Each figure rests on few transactions, so single streets can swing the median and the charts deserve a sceptical squint. LS23 sits 2 of 29 in its area's price order, well inside the expensive end.
Common questions on LS23 (Boston Spa)
How much did a house sell for in LS23 (Boston Spa)?
Are property prices falling in LS23 (Boston Spa)?
Is LS23 (Boston Spa) a good place to buy a house?
Are LS23 prices heading up or down?
The record answers a different question than "what happens next": the median is up 21% over five years in cash but down 4% after inflation. Put the volume chart beside the price chart before drawing conclusions, and allow for the register's lag behind actual completions.
On the market in LS23 today
Everything above is what homes in LS23 sold for. Turning to what is actually available: 19 homes on the market right now, from 4 agents publishing to HomesIndex, at a typical asking price 10% below the LS23 median sold price.
Set against 119 registered sales in the last twelve months, the 19 homes on the market here are roughly 2 months of supply at last year's pace, and more in reality, since only agents who publish to HomesIndex are counted.
0% of current listings sit under the prices comparable homes actually fetched. The comparison behind each listing uses recent recorded sales of similar homes close by.
See every LS23 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.
The LS23 sales calendar
Take the 815 LS23 sales dated 2021 to 2025 and sort them by month: June completions lead with 11.0% of the total, January trails with 6.3%. The gap between the two is wide enough to plan around: completion follows the agreed sale by weeks, so the busiest month for completions points to deals done earlier, and a seller wanting several bidders should list ahead of it.
Sales by month, 2021 to 2025
| Month | Sales | Share |
|---|---|---|
| January | 51 | 6.3% |
| February | 59 | 7.2% |
| March | 85 | 10.4% |
| April | 56 | 6.9% |
| May | 81 | 9.9% |
| June | 90 | 11.0% |
| July | 59 | 7.2% |
| August | 72 | 8.8% |
| September | 73 | 9.0% |
| October | 64 | 7.9% |
| November | 68 | 8.3% |
| December | 57 | 7.0% |
Moving up a bedroom in LS: the cost
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 | £257,500 | £281,500 (+9%) | £344,500 (+22%) | £450,000 (+31%) | £674,495 (+50%) |
| Semi-detached | £200,000 | £220,000 (+10%) | £259,995 (+18%) | £346,000 (+33%) | £470,000 (+36%) |
| Terraced | £159,950 | £178,000 (+11%) | £195,000 (+10%) | £260,000 (+33%) | £330,000 (+27%) |
| Flat | £123,000 | £162,500 (+32%) | £232,500 (+43%) | £295,000 (+27%) | £413,750 (+40%) |
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. Blank cells mean too few homes for the figure to mean anything.
The risers and the fallers
LS23 ranks 12 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
Cash-terms risers and fallers across the area; click any row for that district's full report.
Inside LS23, 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.
How LS23 compares nearby
Same city, different markets. The neighbouring districts of the LS area, dearest first:
| District | Median | 5-year |
|---|---|---|
| LS22 | £425,000 | +6% |
| LS23 (this report) | £418,800 | +21% |
| LS29 | £382,500 | +1% |
| LS17 | £375,000 | +10% |
| LS21 | £348,100 | +29% |
| LS16 | £337,500 | +7% |
| LS18 | £310,000 | +7% |
| LS7 | £306,800 | +31% |
| LS20 | £300,000 | -2% |
| LS24 | £295,000 | +13% |
| LS8 | £290,000 | +16% |
| LS6 | £265,000 | +7% |
| LS25 | £264,000 | +12% |
| LS15 | £260,000 | +11% |
| LS3 | £250,000 | +56% |
| LS19 | £245,000 | +0% |
| LS26 | £245,000 | +11% |
| LS5 | £239,500 | +23% |
| LS28 | £235,000 | +12% |
| LS4 | £232,500 | +26% |
| LS14 | £229,000 | +24% |
| LS27 | £215,000 | +4% |
| LS10 | £195,000 | +24% |
| LS13 | £195,000 | +22% |
Before you sell in LS23: what the record supports
Start from what homes here actually sold for, not an estimate. Before booking a house valuation or flat valuation in LS23, use the average prices map for a rough value: zoom from LS23's shading down to the sold homes on your own street. The figures above are every recorded LS23 sale; agents price with this same Land Registry record, and now you have it too.
Go deeper
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about LS23. Free, with a one click sign in.
The live map plots every individual LS23 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.