Local market reports › LS area › LS25
Aberford market report LS25, Leeds
The LS25 (Aberford) house price history in full, 1995 to 2026, in cash and in today's money. This page is built from the public record and nothing else: 23,857 completed sales registered with HM Land Registry in LS25 (Leeds) since 1995, plus current ONS rental figures. There are no valuations, estimates or asking prices in it.
Covers registered sales to July 2026 and ONS rents for May 2026. Refreshed monthly as new sales reach the register.
In short: the typical home in LS25 (Leeds) sold for £264,000 in 2026, the median of 267 registered sales, up 12% on five years earlier. The mean was £286,300, and by floor area homes here have averaged about £2,960 per square metre over the last five years. The figures cover 23,857 sales recorded by HM Land Registry since 1995 and refresh with each monthly release: completed sale prices, not valuations or asking prices.
LS25 is a postcode district covering Aberford, Garforth, Hillam in Leeds. 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 LS25 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
267 sales were registered in LS25 in 2026, and the middle one of them, the median, went for £264,000. The mean works out at £286,300, a little above it, the familiar pattern where pricier homes stretch the average.
What a square metre costs in LS25
Averaged across five years of sales, floor space in LS25 costs about £2,960 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.
The national median for England and Wales is £285,000, which puts LS25 7% below the country at large.
The price of a typical LS25 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 | £264,000 | £264,000 | 267 |
| 2025 | £268,500 | £274,921 | 775 |
| 2024 | £255,000 | £271,117 | 794 |
| 2023 | £250,000 | £274,689 | 713 |
| 2022 | £256,000 | £300,189 | 964 |
| 2021 | £235,000 | £297,540 | 1,076 |
| 2020 | £235,000 | £304,917 | 835 |
| 2019 | £198,500 | £260,186 | 828 |
| 2018 | £205,000 | £273,269 | 818 |
| 2017 | £190,000 | £259,141 | 798 |
| 2016 | £179,000 | £250,423 | 771 |
| 2015 | £160,000 | £226,080 | 685 |
| 2014 | £160,000 | £226,988 | 739 |
| 2013 | £150,000 | £215,835 | 609 |
| 2012 | £150,500 | £221,517 | 500 |
| 2011 | £150,000 | £226,442 | 444 |
| 2010 | £159,000 | £249,353 | 478 |
| 2009 | £150,000 | £241,126 | 440 |
| 2008 | £150,000 | £245,882 | 400 |
| 2007 | £164,000 | £278,190 | 924 |
| 2006 | £152,000 | £263,853 | 989 |
| 2005 | £146,000 | £259,821 | 711 |
| 2004 | £136,500 | £247,911 | 881 |
| 2003 | £115,000 | £211,858 | 922 |
| 2002 | £90,000 | £169,334 | 911 |
| 2001 | £76,000 | £146,106 | 953 |
| 2000 | £68,000 | £133,450 | 865 |
| 1999 | £63,500 | £126,552 | 905 |
| 1998 | £58,500 | £118,086 | 761 |
| 1997 | £57,100 | £117,101 | 782 |
| 1996 | £55,000 | £115,993 | 688 |
| 1995 | £54,000 | £117,388 | 631 |
In cash terms the typical LS25 home went from £54,000 in 1995 to £264,000 in 2026, roughly 5 times the price. Even after inflation that is a real rise of about 125%: homes here genuinely became dearer, not merely more expensive on paper. The real-terms peak came in 2020, and today's median remains roughly 13% under it: a 2020 buyer is still waiting to get that price back in today's money.
Year-on-year change in the LS25 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 2003 (+27.8% on the year before); the weakest, 2008 (−8.5%). 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) | −1.7% | −4.0% |
| 5 years (since 2021) | +2.4% | −2.4% |
| 10 years (since 2016) | +4.0% | +0.5% |
| 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.
Detached, semi, terraced, flat: four markets in one
A single median hides the split beneath it. Sales of semi-detached homes dominate the record here, 43% of the typed total. A detached home currently trades at £380,000 against £147,000 for a flat, 2.6 times the price.
Median by property type, LS25
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 | £380,000 | 81 | 7,445 |
| Semi-detached | £254,000 | 122 | 10,238 |
| Terraced | £199,000 | 51 | 5,339 |
| Flats | £147,000 | 13 | 835 |
The turnover behind the prices
How many homes change hands
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.
LS25 recorded 573 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 895 sales a year before the financial crisis and 703 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 LS25
LS25 falls under Leeds, where the ONS puts the average private rent at £1,134 a month (May 2026 figures). 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.
Against the £264,000 median purchase price, a rent of £1,134 a month (£13,608 a year) works out at a 5.2% 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.
Common questions on LS25 (Aberford)
Is LS25 (Aberford) a good place to buy a house?
How much did a house sell for in LS25 (Aberford)?
Are property prices falling in LS25 (Aberford)?
What happens to LS25 prices now?
Prediction is not this page's business. Its business is the record, which says: the median is up 12% over five years in cash but down 11% after inflation. Read the volume chart with the price chart before acting on either, remembering that registrations trail the deals themselves by weeks.
What you could buy in LS25 now
Everything above is what homes in LS25 sold for. This is what you could actually buy today: 181 homes currently on the market from 14 agents publishing to HomesIndex, at a typical asking price 10% above the LS25 median sold price.
Of everything listed here, 29% asks less than the sold record of comparable homes. 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
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 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.
Moving up a bedroom in LS: the cost
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%) | — |
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
LS25 ranks 13 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
The districts that gained and lost most in cash terms, each row linking through to its own report.
Inside LS25, 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.
| Sector | Median (latest) | Sales that year |
|---|---|---|
| LS25 1 | £263,800 | 46 |
| 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 |
How LS25 compares nearby
Same city, different markets. The neighbouring districts of the LS area, dearest first:
| 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 (this report) | £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% |
| LS13 | £195,000 | +22% |
Before you sell in LS25: what the record supports
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in LS25, open the average prices map and zoom from the LS25 shading down to the sold homes on your own street. Every recorded LS25 sale is on this page; the same Land Registry record is what agents price from, and it is now in your hands.
For local estate agents: each district report carries one featured-agent spot, free while founding places last. Claim LS25.
Take it further
The AI answers from the same Land Registry data this report is built on, already scoped to LS25. Free after a one click sign in.
The live map plots every individual LS25 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.