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Beckett Park market report LS6 3, Leeds
The LS6 3 (Beckett Park) house price history in full, 1995 to 2026, in cash and in today's money. Underneath every chart here sit 3,928 registered sales in LS6 3 (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.
Sales recorded to 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.
In short: 30 registered 2026 sales put the LS6 3 (Leeds) median at £280,000, up 0% on five years earlier, with a mean of £299,200, and by floor area homes here have averaged about £2,980 per square metre over the last five years. Everything rests on 3,928 completed HM Land Registry sales since 1995, refreshed monthly; valuations and asking prices play no part.
LS6 3 is a postcode sector: one group of streets inside LS6 (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 LS6 3 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.
The going rate for a home in LS6 3
The LS6 3 median stands at £280,000 for 2026, built from 30 registered sales; the mean, the figure usually quoted as the "average house price", is £299,200, modestly above it, the usual shape of a market with an expensive tail.
House prices per square metre in LS6 3
A square metre of LS6 3 home has cost about £2,980 on average across the last five years of sales, using the floor area on each home's Energy Performance Certificate: the measure that puts a studio and a five-bed on the same footing.
Set against the £285,000 England and Wales median, LS6 3 sits 2% below the national market.
LS6 3's median sold price, 1995 to 2026
Year by year: the median as it was recorded, and the same figure brought into today's money with ONS CPIH, which is where "did homes get dearer" actually gets answered. Hover shows each year; the legend isolates a series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £280,000 | £280,000 | 30 |
| 2025 | £299,000 | £306,150 | 70 |
| 2024 | £259,000 | £275,370 | 70 |
| 2023 | £268,000 | £294,467 | 67 |
| 2022 | £250,000 | £293,154 | 79 |
| 2021 | £280,800 | £355,529 | 90 |
| 2020 | £238,000 | £308,810 | 69 |
| 2019 | £230,000 | £301,475 | 67 |
| 2018 | £213,500 | £284,600 | 75 |
| 2017 | £192,500 | £262,551 | 87 |
| 2016 | £217,500 | £304,285 | 116 |
| 2015 | £190,000 | £268,470 | 95 |
| 2014 | £190,000 | £269,548 | 109 |
| 2013 | £166,000 | £238,857 | 104 |
| 2012 | £188,500 | £277,448 | 72 |
| 2011 | £166,000 | £250,596 | 55 |
| 2010 | £193,000 | £302,674 | 87 |
| 2009 | £176,000 | £282,922 | 96 |
| 2008 | £225,000 | £368,823 | 119 |
| 2007 | £205,000 | £347,737 | 184 |
| 2006 | £212,000 | £368,005 | 213 |
| 2005 | £225,000 | £400,409 | 160 |
| 2004 | £216,000 | £392,298 | 161 |
| 2003 | £182,000 | £335,288 | 172 |
| 2002 | £140,000 | £263,409 | 194 |
| 2001 | £116,200 | £223,389 | 222 |
| 2000 | £115,000 | £225,688 | 190 |
| 1999 | £97,200 | £193,715 | 192 |
| 1998 | £77,500 | £156,439 | 213 |
| 1997 | £70,000 | £143,556 | 171 |
| 1996 | £67,000 | £141,300 | 164 |
| 1995 | £60,000 | £130,431 | 135 |
In cash terms the typical LS6 3 home went from £60,000 in 1995 to £280,000 in 2026, roughly 5 times the price. Even after inflation that is a real rise of about 115%: homes here genuinely became dearer, not merely more expensive on paper. In inflation-adjusted terms the high-water mark was 2005. The market now sits about 30% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the LS6 3 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 (+30.0% on the year before); the weakest, 2009 (−21.8%). 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) | −6.4% | −8.5% |
| 5 years (since 2021) | −0.1% | −4.7% |
| 10 years (since 2016) | +2.6% | −0.8% |
| 20 years (since 2006) | +1.4% | −1.4% |
Compound annual growth of the median sold price; the real column deflates by ONS CPIH. Annualised figures smooth the cycle (the chart above shows the cycle), and past growth is a record, not a forecast.
Transaction volumes
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.
The register shows 30 LS6 3 sales across the most recent twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 187 sales a year before the financial crisis and 63 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.
Rents around LS6 3
LS6 3 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.
Against the £280,000 median purchase price, a rent of £1,134 a month (£13,608 a year) works out at a 4.9% 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.
What kind of market LS6 3 is
Only 30 sales completed here in the last twelve months of data, which makes LS6 3 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.
What people ask about LS6 3 (Beckett Park)
How much did a house sell for in LS6 3 (Beckett Park)?
Are property prices falling in LS6 3 (Beckett Park)?
Is LS6 3 (Beckett Park) a good place to buy a house?
What happens to LS6 3 prices now?
The record answers a different question than "what happens next": the median is roughly flat over five years in cash but down 21% after inflation. Put the volume chart beside the price chart before drawing conclusions, and allow for the register's lag behind actual completions.
What you could buy in LS6 now
Turning to what is actually available: 177 homes on the market right now, from 9 agents publishing to HomesIndex.
These cover the whole LS6 district, not just LS6 3: live asking prices are collected per district.
28% of current listings sit under the prices comparable homes actually fetched. Every listing is measured against recent recorded sales of similar nearby homes.
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 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.
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. Blank cells mean too few homes for the figure to mean anything.
The risers and the fallers
The spread across the LS area is the point: the same five years treated these districts very differently.
LS area districts: five years of change
The biggest risers and fallers in cash terms; every row links to that district's report.
Other sectors in LS6
A few minutes' walk can separate two very different markets. Here are LS6's other sectors, each with its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| LS6 1 | £168,000 | 16 |
| LS6 2 | £207,000 | 27 |
| 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.
Selling in LS6 3? Start from the sold record
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in LS6 3, open the average prices map and zoom from the LS6 3 shading down to the sold homes on your own street. Every recorded LS6 3 sale is on this page; the same Land Registry record is what agents price from, and it is now in your hands.
Estate agents working LS6 3: the featured spot on this report is free for founding agents, one per district. Claim LS6 3.
Go deeper
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about LS6 3. Free, with a one click sign in.
Two maps carry on from here: every LS6 3 sale at its exact address, and the average prices map from area shading down to single homes. The report tool answers a specific question in writing, and each sale's mortgage and rent calculator prices a real purchase.
How this page is made: the statistics are computed from HM Land Registry Price Paid Data (Crown copyright, OGL v3.0), geocoded to address level; inflation adjustment uses the ONS CPIH index; rents are the ONS Price Index of Private Rents at local-authority level. Medians of recorded sales, not valuations. Nothing on this page is financial advice.