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Beckett Park market report LS6, Leeds
The LS6 (Beckett Park) house price history in full, 1995 to 2026, in cash and in today's money. Every figure on this page comes from the public record: 18,363 sales registered with HM Land Registry in LS6 (Leeds) since 1995, each one a completed purchase at a real price, plus current rental figures from the ONS. Nothing here is a valuation, an estimate or an asking price.
Sales data to July 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh.
In short: 135 registered 2026 sales put the LS6 (Leeds) median at £265,000, up 7% on five years earlier, with a mean of £278,200, and by floor area homes here have averaged about £3,250 per square metre over the last five years. Everything rests on 18,363 completed HM Land Registry sales since 1995, refreshed monthly; valuations and asking prices play no part.
LS6 is the postcode district covering Beckett Park, Burley, Headingley in Leeds. Districts are a practical way to slice a market: small enough to mean something locally, big enough to have a steady flow of sales to measure.
Where LS6 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 LS6
Across 135 registered 2026 sales, the typical (median) LS6 home went for £265,000. The mean is £278,200, nearly identical to it, meaning sales cluster closely around the typical figure.
Price per square metre in LS6
A square metre of LS6 home has cost about £3,250 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 sits 7% below the national market.
LS6'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 | £265,000 | £265,000 | 135 |
| 2025 | £276,000 | £282,600 | 355 |
| 2024 | £277,000 | £294,508 | 326 |
| 2023 | £268,000 | £294,467 | 298 |
| 2022 | £247,800 | £290,574 | 360 |
| 2021 | £247,000 | £312,734 | 429 |
| 2020 | £225,000 | £291,942 | 326 |
| 2019 | £210,000 | £275,260 | 373 |
| 2018 | £199,500 | £265,937 | 446 |
| 2017 | £175,100 | £238,819 | 482 |
| 2016 | £183,000 | £256,019 | 553 |
| 2015 | £171,500 | £242,330 | 477 |
| 2014 | £163,200 | £231,528 | 520 |
| 2013 | £159,000 | £228,785 | 432 |
| 2012 | £155,700 | £229,171 | 352 |
| 2011 | £154,000 | £232,481 | 308 |
| 2010 | £165,000 | £258,762 | 383 |
| 2009 | £160,000 | £257,201 | 397 |
| 2008 | £180,000 | £295,058 | 431 |
| 2007 | £182,000 | £308,723 | 840 |
| 2006 | £168,000 | £291,627 | 971 |
| 2005 | £167,000 | £297,193 | 794 |
| 2004 | £162,000 | £294,224 | 769 |
| 2003 | £140,000 | £257,914 | 867 |
| 2002 | £111,000 | £208,846 | 1,093 |
| 2001 | £88,000 | £169,176 | 878 |
| 2000 | £83,500 | £163,869 | 909 |
| 1999 | £67,100 | £133,727 | 1,105 |
| 1998 | £59,000 | £119,096 | 940 |
| 1997 | £53,300 | £109,308 | 697 |
| 1996 | £52,000 | £109,666 | 590 |
| 1995 | £50,000 | £108,692 | 527 |
In cash terms the typical LS6 home went from £50,000 in 1995 to £265,000 in 2026, roughly 5 times the price. Adjusted for inflation it still comes to a real rise of roughly 144%, so homes here got dearer in substance, not only in cash. The real-terms peak came in 2021, and today's median remains roughly 15% under it: a 2021 buyer is still waiting to get that price back in today's money.
Year-on-year change in the LS6 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 (+26.1% on the year before); the weakest, 2009 (−11.1%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
What LS6 has returned, per year
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −4.0% | −6.2% |
| 5 years (since 2021) | +1.4% | −3.3% |
| 10 years (since 2016) | +3.8% | +0.3% |
| 20 years (since 2006) | +2.3% | −0.5% |
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.
Detached, semi, terraced, flat: four markets in one
A single median hides the split beneath it. Sales of terraced homes dominate the record here, 46% of the typed total. A detached home currently trades at £430,000 against £170,000 for a flat, 2.5 times the price.
Median by property type, LS6
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 | £430,000 | 5 | 1,789 |
| Semi-detached | £335,000 | 47 | 5,402 |
| Terraced | £247,500 | 54 | 8,417 |
| Flats | £170,000 | 29 | 2,755 |
The turnover behind the prices
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 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.
LS6 recorded 286 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 890 sales a year before the financial crisis and 295 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
The local authority for LS6 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.
Against the £265,000 median purchase price, a rent of £1,134 a month (£13,608 a year) works out at a 5.1% 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.
Asked and answered: LS6 (Beckett Park)
Are property prices falling in LS6 (Beckett Park)?
Is LS6 (Beckett Park) a good place to buy a house?
How much did a house sell for in LS6 (Beckett Park)?
Will LS6 prices rise from here?
The record answers a different question than "what happens next": the median is up 7% over five years in cash but down 15% after inflation. Put the volume chart beside the price chart before drawing conclusions, and allow for the register's lag behind actual completions.
LS6's current homes for sale
Everything above is what homes in LS6 sold for. Turning to what is actually available: 177 homes on the market right now, from 9 agents publishing to HomesIndex, at a typical asking price 11% above the LS6 median sold price.
28% 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.
"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 →
Refreshed every Monday and Thursday from agents' own feeds to HomesIndex, so a sample of the market rather than all of it. An asking price remains an ask, not a sale.
What another bedroom costs in LS
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. Sizes with too few homes to be meaningful are left blank.
The risers and the fallers
LS6 ranks 20 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.
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.
Inside LS6, 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 |
|---|---|---|
| LS6 1 | £168,000 | 16 |
| LS6 2 | £207,000 | 27 |
| LS6 3 | £280,000 | 30 |
| LS6 4 | £292,800 | 62 |
How LS6 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 (this report) | £265,000 | +7% |
| LS25 | £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% |
Thinking of selling in LS6? Get a rough value first
Ground the asking price in real sold prices first. The average prices map gives a rough value in a minute: start at LS6's shading and zoom to the sold homes on the street itself. Agents work from this same Land Registry record when they value; this page puts it in front of you before they arrive.
For local estate agents: each district report carries one featured-agent spot, free while founding places last. Claim LS6.
Keep digging
The AI answers from the same Land Registry data this report is built on, already scoped to LS6. Free after a one click sign in.
Two maps carry on from here: every LS6 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.
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.