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Beckett Park market report LS6 2, Leeds
The standing LS6 2 (Beckett Park) property market report, rebuilt from the full public record every month. This page is built from the public record and nothing else: 3,543 completed sales registered with HM Land Registry in LS6 2 (Leeds) since 1995, plus current ONS rental figures. There are no valuations, estimates or asking prices in it.
Sales data to 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh.
In short: the middle 2026 sale in LS6 2 (Leeds) came in at £207,000, out of 27 registered, up 1% on five years earlier, and the mean stands at £252,000, and by floor area homes here have averaged about £3,200 per square metre over the last five years. The record behind it is 3,543 completed sales lodged with HM Land Registry since 1995, monthly refreshed, with no valuations or asking prices anywhere in the figures.
LS6 2 is one sector of LS6 (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 LS6 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.
LS6 2 sold prices: where the market stands
The 2026 median for LS6 2 is £207,000, taken from 27 registered sales. The mean, which is what most sites call the "average house price", is £252,000, well clear of it: the mark of a market where a small number of costly homes drag the average upwards.
What a square metre costs in LS6 2
The last five years of sales put LS6 2 at roughly £3,200 per square metre. That figure, built from each sale's Energy Performance Certificate floor area, is the one that makes a small flat and a big house comparable.
Against a national (England and Wales) median of £285,000, LS6 2 runs 27% below it.
LS6 2's median sold price, 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 | £207,000 | £207,000 | 27 |
| 2025 | £241,000 | £246,763 | 74 |
| 2024 | £237,000 | £251,980 | 71 |
| 2023 | £246,800 | £271,173 | 50 |
| 2022 | £233,800 | £274,157 | 66 |
| 2021 | £204,800 | £259,303 | 88 |
| 2020 | £212,000 | £275,074 | 62 |
| 2019 | £190,000 | £249,045 | 63 |
| 2018 | £184,500 | £245,942 | 84 |
| 2017 | £110,000 | £150,029 | 113 |
| 2016 | £147,000 | £205,654 | 101 |
| 2015 | £145,000 | £204,885 | 103 |
| 2014 | £137,000 | £194,358 | 109 |
| 2013 | £123,800 | £178,136 | 94 |
| 2012 | £155,000 | £228,141 | 85 |
| 2011 | £147,500 | £222,668 | 73 |
| 2010 | £153,500 | £240,728 | 76 |
| 2009 | £145,000 | £233,089 | 59 |
| 2008 | £179,000 | £293,419 | 75 |
| 2007 | £184,000 | £312,115 | 166 |
| 2006 | £160,000 | £277,740 | 169 |
| 2005 | £151,000 | £268,719 | 173 |
| 2004 | £170,000 | £308,753 | 175 |
| 2003 | £133,200 | £245,387 | 154 |
| 2002 | £100,000 | £188,149 | 199 |
| 2001 | £85,000 | £163,408 | 186 |
| 2000 | £90,000 | £176,625 | 237 |
| 1999 | £66,000 | £131,535 | 201 |
| 1998 | £54,800 | £110,618 | 142 |
| 1997 | £51,000 | £104,591 | 107 |
| 1996 | £52,500 | £110,720 | 84 |
| 1995 | £50,000 | £108,692 | 77 |
In cash terms the typical LS6 2 home went from £50,000 in 1995 to £207,000 in 2026, roughly 4 times the price. Adjusted for inflation it still comes to a real rise of roughly 90%, so homes here got dearer in substance, not only in cash. In inflation-adjusted terms the high-water mark was 2007. The market now sits about 34% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the LS6 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 2018 (+67.7% on the year before); the weakest, 2017 (−25.2%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
What LS6 2 has returned, per year
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −14.1% | −16.1% |
| 5 years (since 2021) | +0.2% | −4.4% |
| 10 years (since 2016) | +3.5% | +0.1% |
| 20 years (since 2006) | +1.3% | −1.5% |
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.
Transaction volumes
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.
Over the last twelve months of data, 27 sales completed in LS6 2. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 182 sales a year before the financial crisis and 58 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 shape of the LS6 2 market
This is a thin market: 27 sales in the last twelve months of data. With that few transactions, one street selling well (or one block of cheap transfers) can move the median, so read the year lines as a range rather than a verdict. 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. Against the LS6 district median, LS6 2 sits 22% lower, marking it as a cheaper pocket of the district.
Rents around LS6 2
The local authority for LS6 2 is Leeds, and its ONS average private rent currently stands 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.
£1,134 a month is £13,608 a year, which against the £207,000 median sold price makes a gross yield of 6.6%. 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.
Common questions on LS6 2 (Beckett Park)
Are property prices falling in LS6 2 (Beckett Park)?
Is LS6 2 (Beckett Park) a good place to buy a house?
How much did a house sell for in LS6 2 (Beckett Park)?
Will LS6 2 prices rise from here?
No honest page predicts prices, so this one sticks to the record: the median is roughly flat over five years in cash but down 20% 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 LS6 now
The live side of the market holds 177 homes at the moment, listed by 9 agents publishing to HomesIndex.
These cover the whole LS6 district, not just LS6 2: live asking prices are collected per district.
Of everything listed here, 28% asks less than the sold record of comparable homes. Every listing is measured against recent recorded sales of similar nearby homes.
"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 LS6 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.
The price of an extra bedroom in LS
The Land Registry record, split by size: what each kind of home actually sold for across the LS area. 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%) | — |
Built from the last four years of recorded sales by form and bedroom count. Bedroom counts are estimated from EPC records (the register carries none), so expect a small number of homes one size adrift. 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.
Winners and losers across the LS area, five years
The biggest risers and fallers in cash terms; every row links to that district's report.
Other sectors in LS6
Prices can differ sharply between two sectors a few minutes' walk apart. The rest of LS6, each linking to its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| LS6 1 | £168,000 | 16 |
| LS6 3 | £280,000 | 30 |
| LS6 4 | £292,800 | 62 |
Zoom out to the full LS6 district report for the type split, monthly volumes and how LS6 compares with its neighbours.
Before you sell in LS6 2: what the record supports
Start from what homes here actually sold for, not an estimate. Before booking a house valuation or flat valuation in LS6 2, use the average prices map for a rough value: zoom from LS6 2's shading down to the sold homes on your own street. The figures above are every recorded LS6 2 sale; agents price with this same Land Registry record, and now you have it too.
Local estate agents: one agent per district gets the featured spot on this report, free for founding agents. Claim LS6 2.
Take it further
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about LS6 2. Free, with a one click sign in.
The live map plots every individual LS6 2 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.