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Beckett Park market report LS6 4, Leeds
The standing LS6 4 (Beckett Park) property market report, rebuilt from the full public record every month. Underneath every chart here sit 6,547 registered sales in LS6 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.
Sales data to 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh.
In short: the middle 2026 sale in LS6 4 (Leeds) came in at £292,800, out of 62 registered, up 17% on five years earlier, and the mean stands at £301,600, and by floor area homes here have averaged about £3,560 per square metre over the last five years. The record behind it is 6,547 completed sales lodged with HM Land Registry since 1995, monthly refreshed, with no valuations or asking prices anywhere in the figures.
LS6 4 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 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.
The going rate for a home in LS6 4
The LS6 4 median stands at £292,800 for 2026, built from 62 registered sales; the mean, the figure usually quoted as the "average house price", is £301,600, practically level with it: prices here bunch tightly around the middle.
Price per square metre in LS6 4
The last five years of sales put LS6 4 at roughly £3,560 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.
For scale: the England and Wales median is £285,000, so LS6 4 trades 3% above the country as a whole.
The price of a typical LS6 4 home, 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 | £292,800 | £292,800 | 62 |
| 2025 | £305,000 | £312,293 | 169 |
| 2024 | £321,000 | £341,289 | 149 |
| 2023 | £276,000 | £303,257 | 145 |
| 2022 | £268,800 | £315,199 | 166 |
| 2021 | £250,000 | £316,532 | 215 |
| 2020 | £238,000 | £308,810 | 160 |
| 2019 | £222,800 | £292,037 | 170 |
| 2018 | £210,500 | £280,600 | 183 |
| 2017 | £215,000 | £293,238 | 180 |
| 2016 | £191,000 | £267,211 | 192 |
| 2015 | £189,000 | £267,057 | 187 |
| 2014 | £170,000 | £241,175 | 194 |
| 2013 | £175,000 | £251,808 | 161 |
| 2012 | £162,000 | £238,444 | 131 |
| 2011 | £157,500 | £237,764 | 109 |
| 2010 | £175,000 | £274,445 | 156 |
| 2009 | £160,000 | £257,201 | 143 |
| 2008 | £170,000 | £278,666 | 119 |
| 2007 | £175,000 | £296,849 | 277 |
| 2006 | £160,000 | £277,740 | 333 |
| 2005 | £159,500 | £283,846 | 258 |
| 2004 | £151,000 | £274,246 | 237 |
| 2003 | £138,000 | £254,229 | 329 |
| 2002 | £119,000 | £223,897 | 411 |
| 2001 | £87,000 | £167,253 | 238 |
| 2000 | £80,000 | £157,000 | 245 |
| 1999 | £70,200 | £139,905 | 434 |
| 1998 | £64,700 | £130,602 | 314 |
| 1997 | £54,200 | £111,153 | 200 |
| 1996 | £50,500 | £106,502 | 137 |
| 1995 | £49,700 | £108,040 | 143 |
In cash terms the typical LS6 4 home went from £49,700 in 1995 to £292,800 in 2026, roughly 6 times the price. Even after inflation that is a real rise of about 171%: homes here genuinely became dearer, not merely more expensive on paper. The real-terms peak came in 2024, and today's median remains roughly 14% under it: a 2024 buyer is still waiting to get that price back in today's money.
Year-on-year change in the LS6 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 2002 (+36.8% on the year before); the weakest, 2011 (−10.0%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Growth per year, over one to twenty years
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −4.0% | −6.2% |
| 5 years (since 2021) | +3.2% | −1.5% |
| 10 years (since 2016) | +4.4% | +0.9% |
| 20 years (since 2006) | +3.1% | +0.3% |
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.
How many homes change hands in LS6 4
The year-by-year sales count
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 62 LS6 4 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 291 sales a year before the financial crisis and 138 a year over the last five. Volume matters as much as price: when few homes change hands, the median gets jumpy and a single street can move the figure. The most recent year is always still filling in, because sales appear in the Land Registry weeks or months after completion.
The shape of the LS6 4 market
Against the LS6 district median, LS6 4 sits 10% higher, marking it as a dearer pocket of the district.
What homes rent for around LS6 4
For renting purposes LS6 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.
Set against the £292,800 median sold price, £1,134 a month is £13,608 a year, a gross yield of 4.6%: 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.
Asked and answered: LS6 4 (Beckett Park)
Are property prices falling in LS6 4 (Beckett Park)?
Is LS6 4 (Beckett Park) a good place to buy a house?
How much did a house sell for in LS6 4 (Beckett Park)?
Are LS6 4 prices heading up or down?
Nobody can tell you that, and this page will not pretend to. What the record shows: the median is up 17% over five years in cash but down 7% after inflation. If you are weighing a purchase, read the volume chart alongside the price one, and remember that every figure here is a completed sale, lagged by the weeks it takes the Land Registry to register it.
What you could buy in LS6 now
This is what you could actually buy today: 177 homes currently on the market from 9 agents publishing to HomesIndex.
These cover the whole LS6 district, not just LS6 4: live asking prices are collected per district.
28% of current listings sit under the prices comparable homes actually fetched. The comparison behind each listing uses recent recorded sales of similar homes close by.
"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.
What another bedroom costs in LS
What homes of each size actually sold for across the LS area, from the Land Registry record. Size steps are fiercely local. A third bedroom adds a quarter to the price in some areas and close to four fifths in others, which is why no national rule of thumb survives contact with a real market.
| 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. 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
The districts that gained and lost most in cash terms, each row linking through to its own 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 2 | £207,000 | 27 |
| LS6 3 | £280,000 | 30 |
Zoom out to the full LS6 district report for the type split, monthly volumes and how LS6 compares with its neighbours.
Selling in LS6 4? Start from the sold record
Start from what homes here actually sold for, not an estimate. Before booking a house valuation or flat valuation in LS6 4, use the average prices map for a rough value: zoom from LS6 4's shading down to the sold homes on your own street. The figures above are every recorded LS6 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 LS6 4.
Go deeper
Behind the answers sits the same Land Registry record as this page, with LS6 4 already set as the subject. Free, one click sign in.
Two maps carry on from here: every LS6 4 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.