Local market reports › LS area › LS7 › LS7 3
Beck Hill market report LS7 3, Leeds
The standing LS7 3 (Beck Hill) property market report, rebuilt from the full public record every month. Every figure on this page comes from the public record: 3,566 sales registered with HM Land Registry in LS7 3 (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 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh.
In short: the middle 2026 sale in LS7 3 (Leeds) came in at £285,500, out of 37 registered, up 21% on five years earlier, and the mean stands at £320,800, and by floor area homes here have averaged about £3,120 per square metre over the last five years. The record behind it is 3,566 completed sales lodged with HM Land Registry since 1995, monthly refreshed, with no valuations or asking prices anywhere in the figures.
LS7 3 is a postcode sector: one group of streets inside LS7 (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 LS7 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.
Today's LS7 3 prices, from the sold record
The 2026 median for LS7 3 is £285,500, taken from 37 registered sales. The mean, which is what most sites call the "average house price", is £320,800, modestly above it, the usual shape of a market with an expensive tail.
What a square metre costs in LS7 3
By floor space, homes in LS7 3 have sold for about £3,120 per square metre on average over the last five years: the like-for-like measure that lets you compare a small flat with a large house, from the Energy Performance Certificate floor areas behind each sale.
Against a national (England and Wales) median of £285,000, LS7 3 runs 0% above it.
The price of a typical LS7 3 home, 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 | £285,500 | £285,500 | 37 |
| 2025 | £268,400 | £274,818 | 94 |
| 2024 | £269,500 | £286,534 | 72 |
| 2023 | £286,500 | £314,794 | 86 |
| 2022 | £261,000 | £306,052 | 105 |
| 2021 | £235,000 | £297,540 | 110 |
| 2020 | £223,000 | £289,347 | 87 |
| 2019 | £211,500 | £277,226 | 76 |
| 2018 | £200,000 | £266,604 | 104 |
| 2017 | £190,000 | £259,141 | 91 |
| 2016 | £183,500 | £256,718 | 106 |
| 2015 | £174,200 | £246,145 | 100 |
| 2014 | £160,000 | £226,988 | 99 |
| 2013 | £160,000 | £230,224 | 103 |
| 2012 | £151,500 | £222,989 | 64 |
| 2011 | £143,500 | £216,630 | 68 |
| 2010 | £130,000 | £203,873 | 65 |
| 2009 | £140,000 | £225,051 | 55 |
| 2008 | £172,200 | £282,272 | 59 |
| 2007 | £162,000 | £274,797 | 172 |
| 2006 | £150,000 | £260,381 | 173 |
| 2005 | £142,200 | £253,059 | 140 |
| 2004 | £124,700 | £226,480 | 164 |
| 2003 | £98,000 | £180,540 | 180 |
| 2002 | £78,000 | £146,756 | 171 |
| 2001 | £60,000 | £115,347 | 170 |
| 2000 | £53,500 | £104,994 | 156 |
| 1999 | £48,500 | £96,658 | 147 |
| 1998 | £40,000 | £80,743 | 150 |
| 1997 | £42,000 | £86,134 | 151 |
| 1996 | £36,000 | £75,922 | 103 |
| 1995 | £41,000 | £89,128 | 108 |
In cash terms the typical LS7 3 home went from £41,000 in 1995 to £285,500 in 2026, roughly 7 times the price. Adjusted for inflation it still comes to a real rise of roughly 220%, so homes here got dearer in substance, not only in cash. In inflation-adjusted terms the high-water mark was 2023. The market now sits about 9% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the LS7 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 2002 (+30.0% on the year before); the weakest, 2009 (−18.7%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
What LS7 3 has returned, per year
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | +6.4% | +3.9% |
| 5 years (since 2021) | +4.0% | −0.8% |
| 10 years (since 2016) | +4.5% | +1.1% |
| 20 years (since 2006) | +3.3% | +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.
Sales activity in LS7 3
Sales per year, counted
Recorded sales per year. The dip after 2008 is the financial crisis; the last bar is still filling in as recent sales get registered.
LS7 3 recorded 37 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 166 sales a year before the financial crisis and 79 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.
What tenants pay around LS7 3
The local authority for LS7 3 is Leeds, and its ONS average private rent currently stands 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.
£1,134 a month is £13,608 a year, which against the £285,500 median sold price makes a gross yield of 4.8%. 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.
What kind of market LS7 3 is
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.
LS7 3 (Beck Hill): the questions that come up
Are property prices falling in LS7 3 (Beck Hill)?
Is LS7 3 (Beck Hill) a good place to buy a house?
How much did a house sell for in LS7 3 (Beck Hill)?
What happens to LS7 3 prices now?
Prediction is not this page's business. Its business is the record, which says: the median is up 21% over five years in cash but down 4% after inflation. Read the volume chart with the price chart before acting on either, remembering that registrations trail the deals themselves by weeks.
What you could buy in LS7 now
This is what you could actually buy today: 101 homes currently on the market from 10 agents publishing to HomesIndex.
These cover the whole LS7 district, not just LS7 3: live asking prices are collected per district.
Of everything listed here, 45% asks less than the sold record of comparable homes. Each listing is compared with recent recorded sales of similar homes nearby.
"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 →
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.
Bedroom by bedroom: LS prices by size
Real sold prices by size across the LS area, straight 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%) | — |
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
Cash-terms risers and fallers across the area; click any row for that district's full report.
Other sectors in LS7
A few minutes' walk can separate two very different markets. Here are LS7's other sectors, each with its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| LS7 1 | £165,000 | 7 |
| LS7 2 | £330,200 | 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.
Selling in LS7 3? Start from the sold record
Ground the asking price in real sold prices first. The average prices map gives a rough value in a minute: start at LS7 3'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 LS7 3.
Keep digging
The AI answers from the same Land Registry data this report is built on, already scoped to LS7 3. Free after a one click sign in.
The live map plots every individual LS7 3 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.
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.