Local market reports › LS area › LS25 › LS25 1
Aberford market report LS25 1, Leeds
The standing LS25 1 (Aberford) property market report, rebuilt from the full public record every month. Everything below comes from 4,205 sales recorded by HM Land Registry in LS25 1 (Leeds) since 1995, real completion prices from real purchases, alongside the ONS's current rent figures. No valuations, no estimates, no asking prices.
Covers registered sales to 2026 and ONS rents for May 2026. Refreshed monthly as new sales reach the register.
In short: a typical LS25 1 (Leeds) home changed hands for £263,800 in 2026 (median of 46 registered sales, up 26% on five years earlier), with the mean at £273,800, and by floor area homes here have averaged about £3,090 per square metre over the last five years. Source: 4,205 completed sales on the HM Land Registry record since 1995, updated with each monthly release. No valuations, no asking prices.
A postcode sector like LS25 1 is a single group of streets within LS25 (Leeds), the finest slice the public record supports. Fewer sales stand behind each figure than at district level, so the lines jump about more.
Where LS25 1 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 buyers actually paid in LS25 1
Take the 46 registered 2026 sales in LS25 1 and the middle price, the median, is £263,800. The mean lands at £273,800, almost on top of it, so sales bunch tightly around the typical price.
What a square metre costs in LS25 1
By floor space, homes in LS25 1 have sold for about £3,090 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 LS25 1 7% below the country at large.
The price of a typical LS25 1 home, 1995 to 2026
The cash median beside its inflation-adjusted twin (ONS CPIH). The adjusted line answers the harder question, whether homes really got dearer. Hover for the figures; the legend toggles each series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £263,800 | £263,800 | 46 |
| 2025 | £275,000 | £281,576 | 139 |
| 2024 | £262,500 | £279,091 | 166 |
| 2023 | £240,000 | £263,701 | 130 |
| 2022 | £246,000 | £288,463 | 146 |
| 2021 | £210,000 | £265,887 | 166 |
| 2020 | £206,000 | £267,289 | 100 |
| 2019 | £180,000 | £235,937 | 119 |
| 2018 | £192,500 | £256,606 | 118 |
| 2017 | £172,500 | £235,273 | 119 |
| 2016 | £167,000 | £233,635 | 148 |
| 2015 | £154,000 | £217,602 | 140 |
| 2014 | £163,000 | £231,244 | 141 |
| 2013 | £141,500 | £203,604 | 132 |
| 2012 | £140,000 | £206,063 | 86 |
| 2011 | £135,000 | £203,798 | 101 |
| 2010 | £173,500 | £272,093 | 90 |
| 2009 | £144,000 | £231,481 | 111 |
| 2008 | £145,000 | £237,686 | 68 |
| 2007 | £157,500 | £267,164 | 182 |
| 2006 | £147,500 | £256,041 | 162 |
| 2005 | £140,000 | £249,144 | 127 |
| 2004 | £129,700 | £235,561 | 164 |
| 2003 | £98,000 | £180,540 | 183 |
| 2002 | £88,000 | £165,571 | 158 |
| 2001 | £69,000 | £132,649 | 157 |
| 2000 | £61,000 | £119,713 | 139 |
| 1999 | £54,000 | £107,619 | 150 |
| 1998 | £53,000 | £106,984 | 145 |
| 1997 | £56,000 | £114,845 | 163 |
| 1996 | £52,000 | £109,666 | 110 |
| 1995 | £52,000 | £113,040 | 99 |
In cash terms the typical LS25 1 home went from £52,000 in 1995 to £263,800 in 2026, roughly 5 times the price. Inflation explains only part of it: in today's money the rise is still about 133%, a genuine increase in what a home here costs. In inflation-adjusted terms the high-water mark was 2022. The market now sits about 9% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the LS25 1 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 2004 (+32.3% on the year before); the weakest, 2011 (−22.2%). 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) | −4.1% | −6.3% |
| 5 years (since 2021) | +4.7% | −0.2% |
| 10 years (since 2016) | +4.7% | +1.2% |
| 20 years (since 2006) | +2.9% | +0.1% |
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 LS25 1
The year-by-year sales count
Annual recorded sales. The post-2008 trough is the financial crisis; treat the final bar as provisional while registrations catch up.
The register shows 46 LS25 1 sales across the most recent twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 159 sales a year before the financial crisis and 125 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.
How LS25 1 trades
Only 46 sales completed here in the last twelve months of data, which makes LS25 1 a thin market. Each figure rests on few transactions, so single streets can swing the median and the charts deserve a sceptical squint. 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.
The rental side of LS25 1
For renting purposes LS25 1 sits in Leeds. The ONS average private rent there is £1,134 a month (May 2026). 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 £263,800 median sold price, £1,134 a month is £13,608 a year, a gross yield of 5.2%: 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.
Asked and answered: LS25 1 (Aberford)
Are property prices falling in LS25 1 (Aberford)?
Is LS25 1 (Aberford) a good place to buy a house?
How much did a house sell for in LS25 1 (Aberford)?
Will LS25 1 prices rise from here?
Prediction is not this page's business. Its business is the record, which says: the median is up 26% over five years in cash and flat after inflation. Read the volume chart with the price chart before acting on either, remembering that registrations trail the deals themselves by weeks.
What is for sale in LS25 right now
The live side of the market holds 181 homes at the moment, listed by 14 agents publishing to HomesIndex.
These cover the whole LS25 district, not just LS25 1: live asking prices are collected per district.
29% of what is on the market here is asking below what comparable homes actually sold for. Every listing is measured against recent recorded sales of similar nearby homes.
- Main Street South, Aberford, Leeds, West Yorkshire
- Waddle Road, Micklefield, Leeds
- Meadow Brown Road, Sherburn In Elmet, Leeds
"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 LS25 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. How much a size step costs is a local fact: the third-bedroom premium runs from about a quarter to nearly four fifths depending on the area, and national rules of thumb miss it.
| 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. Sizes with too few homes to be meaningful are left blank.
The risers and the fallers
The spread across the LS area is the point: the same five years treated these districts very differently.
LS area districts: five years of change
The districts that gained and lost most in cash terms, each row linking through to its own report.
Other sectors in LS25
Sector boundaries hide real price steps. The rest of LS25, one report each:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| LS25 2 | £282,500 | 32 |
| LS25 3 | £407,500 | 8 |
| LS25 4 | £253,000 | 23 |
| LS25 5 | £272,500 | 32 |
| LS25 6 | £295,000 | 46 |
| LS25 7 | £240,900 | 80 |
Zoom out to the full LS25 district report for the type split, monthly volumes and how LS25 compares with its neighbours.
Selling in LS25 1? Start from the sold record
Ground the asking price in real sold prices first. The average prices map gives a rough value in a minute: start at LS25 1'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 LS25 1: the featured spot on this report is free for founding agents, one per district. Claim LS25 1.
Go deeper
The AI answers from the same Land Registry data this report is built on, already scoped to LS25 1. Free after a one click sign in.
The live map plots every individual LS25 1 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.