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Bagley market report LS28 8, Pudsey
The LS28 8 (Bagley) house price history in full, 1995 to 2026, in cash and in today's money. The raw material for this page is 4,573 HM Land Registry entries for LS28 8 (Pudsey), 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.
Covers registered sales to 2026 and ONS rents for May 2026. Refreshed monthly as new sales reach the register.
In short: the typical home in LS28 8 (Pudsey) sold for £240,000 in 2026, the median of 38 registered sales, up 18% on five years earlier. The mean was £256,900, and by floor area homes here have averaged about £2,900 per square metre over the last five years. The figures cover 4,573 sales recorded by HM Land Registry since 1995 and refresh with each monthly release: completed sale prices, not valuations or asking prices.
A postcode sector like LS28 8 is a single group of streets within LS28 (Pudsey), the finest slice the public record supports. Fewer sales stand behind each figure than at district level, so the lines jump about more.
Where LS28 8 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 a home in LS28 8 sells for
The LS28 8 median stands at £240,000 for 2026, built from 38 registered sales; the mean, the figure usually quoted as the "average house price", is £256,900, modestly above it, the usual shape of a market with an expensive tail.
House prices per square metre in LS28 8
Measured by floor area, the last five years of LS28 8 sales average about £2,900 per square metre. Price per square metre is the fair way to compare a one-bed flat with a four-bed house, and it comes from the Energy Performance Certificate on each sold home.
For scale: the England and Wales median is £285,000, so LS28 8 trades 16% below the country as a whole.
LS28 8's median sold price, 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 | £240,000 | £240,000 | 38 |
| 2025 | £226,000 | £231,404 | 118 |
| 2024 | £220,000 | £233,905 | 109 |
| 2023 | £245,000 | £269,195 | 136 |
| 2022 | £218,000 | £255,630 | 133 |
| 2021 | £202,800 | £256,771 | 160 |
| 2020 | £181,200 | £235,111 | 112 |
| 2019 | £180,000 | £235,937 | 138 |
| 2018 | £175,000 | £233,278 | 147 |
| 2017 | £165,000 | £225,043 | 137 |
| 2016 | £163,000 | £228,039 | 159 |
| 2015 | £157,500 | £222,548 | 136 |
| 2014 | £164,000 | £232,663 | 209 |
| 2013 | £150,500 | £216,554 | 145 |
| 2012 | £127,500 | £187,664 | 108 |
| 2011 | £125,000 | £188,702 | 75 |
| 2010 | £145,000 | £227,397 | 100 |
| 2009 | £134,800 | £216,692 | 100 |
| 2008 | £140,000 | £229,490 | 74 |
| 2007 | £147,800 | £250,710 | 166 |
| 2006 | £140,000 | £243,022 | 235 |
| 2005 | £125,000 | £222,450 | 179 |
| 2004 | £130,000 | £236,105 | 213 |
| 2003 | £100,000 | £184,224 | 157 |
| 2002 | £80,000 | £150,519 | 196 |
| 2001 | £70,000 | £134,571 | 164 |
| 2000 | £58,000 | £113,825 | 158 |
| 1999 | £57,200 | £113,997 | 176 |
| 1998 | £56,000 | £113,040 | 118 |
| 1997 | £54,000 | £110,743 | 146 |
| 1996 | £56,000 | £118,101 | 188 |
| 1995 | £50,000 | £108,692 | 143 |
In cash terms the typical LS28 8 home went from £50,000 in 1995 to £240,000 in 2026, roughly 5 times the price. Adjusted for inflation it still comes to a real rise of roughly 121%, so homes here got dearer in substance, not only in cash. Measured in today's money the market peaked in 2023; the current median sits about 11% below that. Someone who bought at the 2023 peak has not yet seen that price back in real terms.
Year-on-year change in the LS28 8 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 (+30.0% on the year before); the weakest, 2011 (−13.8%). 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) | +6.2% | +3.7% |
| 5 years (since 2021) | +3.4% | −1.3% |
| 10 years (since 2016) | +3.9% | +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.
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.
LS28 8 recorded 38 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 184 sales a year before the financial crisis and 107 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 LS28 8 trades
Only 38 sales completed here in the last twelve months of data, which makes LS28 8 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 LS28 8
The local authority for LS28 8 is Leeds, and its ONS average private rent currently stands at £1,134 a month (May 2026 figures). 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.
Set against the £240,000 median sold price, £1,134 a month is £13,608 a year, a gross yield of 5.7%: 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.
LS28 8 (Bagley): the questions that come up
Are property prices falling in LS28 8 (Bagley)?
Is LS28 8 (Bagley) a good place to buy a house?
How much did a house sell for in LS28 8 (Bagley)?
Where do LS28 8 prices go next?
The record answers a different question than "what happens next": the median is up 18% over five years in cash but down 7% after inflation. Put the volume chart beside the price chart before drawing conclusions, and allow for the register's lag behind actual completions.
What is for sale in LS28 right now
The live side of the market holds 139 homes at the moment, listed by 8 agents publishing to HomesIndex.
These cover the whole LS28 district, not just LS28 8: live asking prices are collected per district.
27% 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.
- Occupation Lane, Pudsey, Pudsey
- Corn Mill Approach, Pudsey, Pudsey
- Daleside Avenue, Pudsey, LS28 8HB, Pudsey
"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 LS28 home for sale on the map →
Live asking prices from estate agents who publish a feed to HomesIndex, refreshed every Monday and Thursday: a sample of the market, not every home for sale. Asking prices are not sale prices.
Bedroom by bedroom: LS prices by size
What homes of each size actually sold for across the LS area, 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%) | — |
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
Cash-terms risers and fallers across the area; click any row for that district's full report.
Other sectors in LS28
Sector boundaries hide real price steps. The rest of LS28, one report each:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| LS28 5 | £264,000 | 84 |
| LS28 6 | £217,500 | 22 |
| LS28 7 | £220,000 | 68 |
| LS28 9 | £230,000 | 43 |
Zoom out to the full LS28 district report for the type split, monthly volumes and how LS28 compares with its neighbours.
Selling a home in LS28 8? Price it on the evidence
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in LS28 8, open the average prices map and zoom from the LS28 8 shading down to the sold homes on your own street. Every recorded LS28 8 sale is on this page; the same Land Registry record is what agents price from, and it is now in your hands.
Local estate agents: one agent per district gets the featured spot on this report, free for founding agents. Claim LS28 8.
Go deeper
Behind the answers sits the same Land Registry record as this page, with LS28 8 already set as the subject. Free, one click sign in.
The live map plots every individual LS28 8 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.