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Aberford market report LS25 4, Leeds
The standing LS25 4 (Aberford) property market report, rebuilt from the full public record every month. Underneath every chart here sit 1,665 registered sales in LS25 4 (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.
Covers registered sales to 2026 and ONS rents for May 2026. Refreshed monthly as new sales reach the register.
In short: the middle 2026 sale in LS25 4 (Leeds) came in at £253,000, out of 23 registered, up 2% on five years earlier, and the mean stands at £272,800, and by floor area homes here have averaged about £2,930 per square metre over the last five years. The record behind it is 1,665 completed sales lodged with HM Land Registry since 1995, monthly refreshed, with no valuations or asking prices anywhere in the figures.
LS25 4 is one sector of LS25 (Leeds): a handful of streets, and the most local view the sold record can give. The price of that locality is lumpier charts, because each year's median rests on fewer sales.
Where LS25 4 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 LS25 4 homes really sell for
Across 23 registered 2026 sales, the typical (median) LS25 4 home went for £253,000. The mean is £272,800, modestly above it, the usual shape of a market with an expensive tail.
Price per square metre in LS25 4
Averaged across five years of sales, floor space in LS25 4 costs about £2,930 per square metre. Each sale's Energy Performance Certificate supplies the floor area, and pricing by the metre is what lets flats and houses share one scale.
For scale: the England and Wales median is £285,000, so LS25 4 trades 11% below the country as a whole.
A typical LS25 4 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 | £253,000 | £253,000 | 23 |
| 2025 | £275,000 | £281,576 | 81 |
| 2024 | £305,000 | £324,278 | 120 |
| 2023 | £288,000 | £316,442 | 162 |
| 2022 | £275,000 | £322,469 | 195 |
| 2021 | £248,000 | £314,000 | 158 |
| 2020 | £230,000 | £298,430 | 70 |
| 2019 | £160,000 | £209,722 | 23 |
| 2018 | £210,000 | £279,934 | 32 |
| 2017 | £144,500 | £197,083 | 42 |
| 2016 | £142,500 | £199,359 | 23 |
| 2015 | £125,000 | £176,625 | 35 |
| 2014 | £130,000 | £184,428 | 37 |
| 2013 | £107,000 | £153,962 | 28 |
| 2012 | £111,000 | £163,378 | 18 |
| 2011 | £115,000 | £173,606 | 13 |
| 2010 | £138,000 | £216,420 | 17 |
| 2009 | £93,000 | £149,498 | 13 |
| 2008 | £113,500 | £186,050 | 31 |
| 2007 | £122,800 | £208,303 | 44 |
| 2006 | £128,000 | £222,192 | 60 |
| 2005 | £118,000 | £209,992 | 48 |
| 2004 | £132,000 | £239,738 | 71 |
| 2003 | £83,500 | £153,827 | 45 |
| 2002 | £64,000 | £120,415 | 45 |
| 2001 | £45,000 | £86,510 | 37 |
| 2000 | £60,000 | £117,750 | 55 |
| 1999 | £40,500 | £80,714 | 30 |
| 1998 | £58,500 | £118,086 | 57 |
| 1997 | £38,500 | £78,956 | 18 |
| 1996 | £37,000 | £78,031 | 19 |
| 1995 | £34,000 | £73,911 | 15 |
In cash terms the typical LS25 4 home went from £34,000 in 1995 to £253,000 in 2026, roughly 7 times the price. Inflation explains only part of it: in today's money the rise is still about 242%, a genuine increase in what a home here costs. The real-terms peak came in 2024, and today's median remains roughly 22% under it: a 2024 buyer is still waiting to get that price back in today's money.
Year-on-year change in the LS25 4 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 (+58.1% on the year before); the weakest, 1999 (−30.8%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
What LS25 4 has returned, per year
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −8.0% | −10.1% |
| 5 years (since 2021) | +0.4% | −4.2% |
| 10 years (since 2016) | +5.9% | +2.4% |
| 20 years (since 2006) | +3.5% | +0.7% |
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.
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.
LS25 4 recorded 23 sales in the last twelve months of data. Unusually, activity here runs above its pre-2008 level: 116 sales a year over the last five years against 51 before the financial crisis. 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.
What homes rent for around LS25 4
For renting purposes LS25 4 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 £253,000 median purchase price, a rent of £1,134 a month (£13,608 a year) works out at a 5.4% 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.
Reading the LS25 4 market
Only 23 sales completed here in the last twelve months of data, which makes LS25 4 a thin market. Each figure rests on few transactions, so single streets can swing the median and the charts deserve a sceptical squint. The record here is jumpy: year-on-year moves of ten per cent or more are common in the chart above, mostly a function of which homes happened to sell rather than the market lurching.
LS25 4 (Aberford): the questions that come up
Is LS25 4 (Aberford) a good place to buy a house?
How much did a house sell for in LS25 4 (Aberford)?
Are property prices falling in LS25 4 (Aberford)?
What happens to LS25 4 prices now?
No honest page predicts prices, so this one sticks to the record: the median is roughly flat over five years in cash but down 19% after inflation. Anyone weighing a purchase should read the volume chart with the price chart, remembering that these are completed sales, registered weeks after the deals were actually struck.
What you could buy in LS25 now
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 4: live asking prices are collected per district.
29% 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.
- 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 →
Refreshed every Monday and Thursday from agents' own feeds to HomesIndex, so a sample of the market rather than all of it. An asking price remains an ask, not a sale.
Bedroom by bedroom: LS prices by size
The Land Registry record, split by size: what each kind of home actually sold for across the LS area. 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%) | — |
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
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
Prices can differ sharply between two sectors a few minutes' walk apart. The rest of LS25, each linking to its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| LS25 1 | £263,800 | 46 |
| LS25 2 | £282,500 | 32 |
| LS25 3 | £407,500 | 8 |
| 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.
Thinking of selling in LS25 4? Get a rough value first
Start from what homes here actually sold for, not an estimate. Before booking a house valuation or flat valuation in LS25 4, use the average prices map for a rough value: zoom from LS25 4's shading down to the sold homes on your own street. The figures above are every recorded LS25 4 sale; agents price with this same Land Registry record, and now you have it too.
For local estate agents: each district report carries one featured-agent spot, free while founding places last. Claim LS25 4.
Take it further
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about LS25 4. Free, with a one click sign in.
The live map plots every individual LS25 4 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.
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.