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Aberford market report LS25 2, Leeds
The LS25 2 (Aberford) house price history in full, 1995 to 2026, in cash and in today's money. The raw material for this page is 3,840 HM Land Registry entries for LS25 2 (Leeds), going back to 1995: each an actual purchase at an actual price. Rents come from the ONS. Valuations, estimates and asking prices appear nowhere in it.
Sales recorded to 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.
In short: the typical home in LS25 2 (Leeds) sold for £282,500 in 2026, the median of 32 registered sales, up 15% on five years earlier. The mean was £323,900, and by floor area homes here have averaged about £3,230 per square metre over the last five years. The figures cover 3,840 sales recorded by HM Land Registry since 1995 and refresh with each monthly release: completed sale prices, not valuations or asking prices.
LS25 2 is a postcode sector: one group of streets inside LS25 (Leeds). This is as local as the public record gets, but sector medians move on fewer sales than a district's, so expect the lines to be lumpier.
Where LS25 2 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 2
The 2026 median for LS25 2 is £282,500, taken from 32 registered sales. The mean, which is what most sites call the "average house price", is £323,900, modestly above it, the usual shape of a market with an expensive tail.
What a square metre costs in LS25 2
Per square metre, LS25 2 homes have averaged around £3,230 over the last five years of sales. The floor areas behind the figure come from Energy Performance Certificates, and the by-the-metre view is the fair comparison across home sizes.
For scale: the England and Wales median is £285,000, so LS25 2 trades 1% below the country as a whole.
A typical LS25 2 home, priced year by year (1995 to 2026)
One line records the median as paid; the other restates every year in today's money via ONS CPIH, the honest measure of getting dearer. Hover for year figures, click the legend to isolate a line.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £282,500 | £282,500 | 32 |
| 2025 | £280,000 | £286,696 | 113 |
| 2024 | £255,500 | £271,649 | 106 |
| 2023 | £257,000 | £282,380 | 91 |
| 2022 | £260,000 | £304,880 | 137 |
| 2021 | £245,000 | £310,202 | 169 |
| 2020 | £257,500 | £334,112 | 162 |
| 2019 | £238,000 | £311,961 | 143 |
| 2018 | £208,200 | £277,535 | 109 |
| 2017 | £197,000 | £268,688 | 101 |
| 2016 | £185,000 | £258,817 | 104 |
| 2015 | £173,000 | £244,449 | 107 |
| 2014 | £175,000 | £248,268 | 121 |
| 2013 | £165,500 | £238,138 | 107 |
| 2012 | £166,500 | £245,067 | 88 |
| 2011 | £153,000 | £230,971 | 51 |
| 2010 | £162,800 | £255,312 | 80 |
| 2009 | £145,000 | £233,089 | 85 |
| 2008 | £161,000 | £263,913 | 60 |
| 2007 | £170,000 | £288,367 | 148 |
| 2006 | £163,500 | £283,815 | 160 |
| 2005 | £153,000 | £272,278 | 98 |
| 2004 | £138,500 | £251,543 | 115 |
| 2003 | £125,000 | £230,280 | 157 |
| 2002 | £106,000 | £199,438 | 133 |
| 2001 | £82,200 | £158,025 | 150 |
| 2000 | £77,500 | £152,094 | 172 |
| 1999 | £67,000 | £133,528 | 213 |
| 1998 | £60,000 | £121,114 | 144 |
| 1997 | £58,000 | £118,946 | 123 |
| 1996 | £56,000 | £118,101 | 140 |
| 1995 | £56,500 | £122,822 | 121 |
In cash terms the typical LS25 2 home went from £56,500 in 1995 to £282,500 in 2026, roughly 5 times the price. Adjusted for inflation it still comes to a real rise of roughly 130%, so homes here got dearer in substance, not only in cash. Measured in today's money the market peaked in 2020; the current median sits about 15% below that. Someone who bought at the 2020 peak has not yet seen that price back in real terms.
Year-on-year change in the LS25 2 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 (+29.0% on the year before); the weakest, 2009 (−9.9%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Growth per year, over one to twenty years
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | +0.9% | −1.5% |
| 5 years (since 2021) | +2.9% | −1.9% |
| 10 years (since 2016) | +4.3% | +0.9% |
| 20 years (since 2006) | +2.8% | 0.0% |
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.
Sales activity in LS25 2
How many homes change hands
Recorded sales per year. The dip after 2008 is the financial crisis; the last bar is still filling in as recent sales get registered.
Over the last twelve months of data, 32 sales completed in LS25 2. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 142 sales a year before the financial crisis and 96 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.
The rental side of LS25 2
LS25 2 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.
£1,134 a month is £13,608 a year, which against the £282,500 median sold price makes a gross yield of 4.8%. Gross means before letting costs, voids, maintenance and tax: treat it as a ceiling. The ONS publishes rents by local authority, so neighbouring districts under the same authority share these numbers.
The shape of the LS25 2 market
Only 32 sales completed here in the last twelve months of data, which makes LS25 2 a thin market. Each figure rests on few transactions, so single streets can swing the median and the charts deserve a sceptical squint.
Asked and answered: LS25 2 (Aberford)
How much did a house sell for in LS25 2 (Aberford)?
Are property prices falling in LS25 2 (Aberford)?
Is LS25 2 (Aberford) a good place to buy a house?
Are LS25 2 prices heading up or down?
The record answers a different question than "what happens next": the median is up 15% over five years in cash but down 9% after inflation. Put the volume chart beside the price chart before drawing conclusions, and allow for the register's lag behind actual completions.
LS25's current homes for sale
Turning to what is actually available: 181 homes on the market right now, from 14 agents publishing to HomesIndex.
These cover the whole LS25 district, not just LS25 2: live asking prices are collected per district.
29% of what is on the market here is asking below what comparable homes actually sold for. Each listing is compared with recent recorded sales of similar homes nearby.
- Main Street South, Aberford, Leeds, West Yorkshire
- Waddle Road, Micklefield, Leeds
- Meadow Brown Road, Sherburn In Elmet, Leeds
"Under comparable sales" compares each asking price with what similar homes nearby actually sold for. It is a starting point for a conversation, not a valuation. Always look at the home itself.
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
What homes of each size actually sold for across the LS area, from the Land Registry record. The jump between sizes is local: in some areas a third bedroom adds a quarter to the price, in others nearly four fifths, so a national rule of thumb will mislead you here.
| 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. Where too few homes exist to say anything meaningful, the cell is blank.
The risers and the fallers
The spread across the LS area is the point: the same five years treated these districts very differently.
Five-year change in the median, LS area districts
The biggest risers and fallers in cash terms; every row links to that district's 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 1 | £263,800 | 46 |
| 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 a home in LS25 2? 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 LS25 2'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 2: the featured spot on this report is free for founding agents, one per district. Claim LS25 2.
Dig further
The AI answers from the same Land Registry data this report is built on, already scoped to LS25 2. Free after a one click sign in.
See every individual LS25 2 sale on the live map, mapped to the exact address, or zoom the average prices map from neighbourhood shading down to single homes. 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.
Method, briefly: HM Land Registry Price Paid Data (Crown copyright, OGL v3.0) supplies every sale, geocoded to address level; CPIH from the ONS restates prices in today's money; ONS local-authority figures supply the rents. Medians of real sales, not valuations. No part of this page is financial advice.