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Beck Hill market report LS7 2, Leeds
The LS7 2 (Beck Hill) house price history in full, 1995 to 2026, in cash and in today's money. This page is built from the public record and nothing else: 3,630 completed sales registered with HM Land Registry in LS7 2 (Leeds) since 1995, plus current ONS rental figures. There are no valuations, estimates or asking prices in it.
Covers registered sales to 2026 and ONS rents for May 2026. Refreshed monthly as new sales reach the register.
In short: 37 registered 2026 sales put the LS7 2 (Leeds) median at £330,200, up 45% on five years earlier, with a mean of £314,700, and by floor area homes here have averaged about £3,400 per square metre over the last five years. Everything rests on 3,630 completed HM Land Registry sales since 1995, refreshed monthly; valuations and asking prices play no part.
A postcode sector like LS7 2 is a single group of streets within LS7 (Leeds), the finest slice the public record supports. Fewer sales stand behind each figure than at district level, so the lines jump about more.
Where LS7 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.
Today's LS7 2 prices, from the sold record
Take the 37 registered 2026 sales in LS7 2 and the middle price, the median, is £330,200. The mean lands at £314,700, nearly identical to it, meaning sales cluster closely around the typical figure.
LS7 2 prices by floor area
The last five years of sales put LS7 2 at roughly £3,400 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 LS7 2 trades 16% above the country as a whole.
A typical LS7 2 home, priced year by year (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 | £330,200 | £330,200 | 37 |
| 2025 | £312,500 | £319,973 | 100 |
| 2024 | £310,000 | £329,594 | 134 |
| 2023 | £285,000 | £313,145 | 105 |
| 2022 | £299,300 | £350,963 | 106 |
| 2021 | £227,500 | £288,044 | 98 |
| 2020 | £245,000 | £317,893 | 77 |
| 2019 | £202,000 | £264,774 | 92 |
| 2018 | £208,000 | £277,268 | 100 |
| 2017 | £185,000 | £252,321 | 107 |
| 2016 | £190,000 | £265,812 | 85 |
| 2015 | £181,000 | £255,753 | 108 |
| 2014 | £149,200 | £211,666 | 108 |
| 2013 | £130,000 | £187,057 | 91 |
| 2012 | £124,000 | £182,513 | 85 |
| 2011 | £122,000 | £184,173 | 83 |
| 2010 | £147,800 | £231,788 | 82 |
| 2009 | £144,500 | £232,285 | 70 |
| 2008 | £146,500 | £240,144 | 84 |
| 2007 | £145,000 | £245,960 | 149 |
| 2006 | £156,900 | £272,358 | 189 |
| 2005 | £132,000 | £234,907 | 141 |
| 2004 | £115,000 | £208,862 | 151 |
| 2003 | £111,000 | £204,489 | 160 |
| 2002 | £85,000 | £159,927 | 177 |
| 2001 | £77,000 | £148,029 | 159 |
| 2000 | £60,000 | £117,750 | 143 |
| 1999 | £53,000 | £105,626 | 142 |
| 1998 | £58,000 | £117,077 | 146 |
| 1997 | £64,500 | £132,276 | 188 |
| 1996 | £46,000 | £97,012 | 65 |
| 1995 | £44,500 | £96,736 | 68 |
In cash terms the typical LS7 2 home went from £44,500 in 1995 to £330,200 in 2026, roughly 7 times the price. Inflation explains only part of it: in today's money the rise is still about 241%, a genuine increase in what a home here costs. In inflation-adjusted terms the high-water mark was 2022. The market now sits about 6% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the LS7 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 1997 (+40.2% on the year before); the weakest, 2011 (−17.5%). 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) | +5.7% | +3.2% |
| 5 years (since 2021) | +7.7% | +2.8% |
| 10 years (since 2016) | +5.7% | +2.2% |
| 20 years (since 2006) | +3.8% | +1.0% |
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
The year-by-year sales count
Each bar is a year's recorded sales. 2008's dip is the financial crisis, and the newest bar always grows for a while as late registrations arrive.
Over the last twelve months of data, 37 sales completed in LS7 2. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 159 sales a year before the financial crisis and 96 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.
Reading the LS7 2 market
This is a thin market: 37 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 LS7 district median, LS7 2 sits 8% higher, marking it as a dearer pocket of the district.
Rents around LS7 2
The local authority for LS7 2 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.
Against the £330,200 median purchase price, a rent of £1,134 a month (£13,608 a year) works out at a 4.1% 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.
LS7 2 (Beck Hill): the questions that come up
How much did a house sell for in LS7 2 (Beck Hill)?
Are property prices falling in LS7 2 (Beck Hill)?
Is LS7 2 (Beck Hill) a good place to buy a house?
What happens to LS7 2 prices now?
Prediction is not this page's business. Its business is the record, which says: the median is up 45% over five years in cash and up 15% after inflation. Read the volume chart with the price chart before acting on either, remembering that registrations trail the deals themselves by weeks.
LS7's current homes for sale
The live side of the market holds 101 homes at the moment, listed by 10 agents publishing to HomesIndex.
These cover the whole LS7 district, not just LS7 2: live asking prices are collected per district.
45% of what is on the market here is asking below what comparable homes actually sold for. 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 LS7 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
Real sold prices by size across the LS area, straight 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.
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 LS7
Sector boundaries hide real price steps. The rest of LS7, one report each:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| LS7 1 | £165,000 | 7 |
| LS7 3 | £285,500 | 37 |
| LS7 4 | £325,000 | 40 |
Zoom out to the full LS7 district report for the type split, monthly volumes and how LS7 compares with its neighbours.
Before you sell in LS7 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 LS7 2, use the average prices map for a rough value: zoom from LS7 2's shading down to the sold homes on your own street. The figures above are every recorded LS7 2 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 LS7 2.
Dig further
The AI answers from the same Land Registry data this report is built on, already scoped to LS7 2. Free after a one click sign in.
Two maps carry on from here: every LS7 2 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.