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Beck Hill market report LS7, Leeds
The LS7 (Beck Hill) house price history in full, 1995 to 2026, in cash and in today's money. Everything below comes from 12,507 sales recorded by HM Land Registry in LS7 (Leeds) since 1995, real completion prices from real purchases, alongside the ONS's current rent figures. No valuations, no estimates, no asking prices.
Covers registered sales to July 2026 and ONS rents for May 2026. Refreshed monthly as new sales reach the register.
In short: the middle 2026 sale in LS7 (Leeds) came in at £305,000, out of 121 registered, up 30% on five years earlier, and the mean stands at £312,100, and by floor area homes here have averaged about £3,250 per square metre over the last five years. The record behind it is 12,507 completed sales lodged with HM Land Registry since 1995, monthly refreshed, with no valuations or asking prices anywhere in the figures.
LS7 is a postcode district covering Beck Hill, Buslingthorpe, Chapel Allerton in Leeds. It is the most useful size for market figures: tight enough to describe somewhere real, large enough that sales keep coming and the medians hold steady.
Where LS7 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 a home in LS7 sells for
The LS7 median stands at £305,000 for 2026, built from 121 registered sales; the mean, the figure usually quoted as the "average house price", is £312,100, practically level with it: prices here bunch tightly around the middle.
Price per square metre in LS7
The last five years of sales put LS7 at roughly £3,250 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.
The national median for England and Wales is £285,000, which puts LS7 7% above the country at large.
The price of a typical LS7 home, 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 | £305,000 | £305,000 | 121 |
| 2025 | £279,000 | £285,672 | 321 |
| 2024 | £292,000 | £310,456 | 309 |
| 2023 | £285,000 | £313,145 | 304 |
| 2022 | £271,000 | £317,778 | 322 |
| 2021 | £235,000 | £297,540 | 386 |
| 2020 | £245,000 | £317,893 | 310 |
| 2019 | £226,000 | £296,232 | 319 |
| 2018 | £170,000 | £226,613 | 471 |
| 2017 | £190,000 | £259,141 | 355 |
| 2016 | £185,000 | £258,817 | 367 |
| 2015 | £185,000 | £261,405 | 341 |
| 2014 | £163,100 | £231,386 | 364 |
| 2013 | £155,000 | £223,030 | 319 |
| 2012 | £150,000 | £220,781 | 259 |
| 2011 | £153,500 | £231,726 | 248 |
| 2010 | £155,000 | £243,080 | 259 |
| 2009 | £144,200 | £231,803 | 238 |
| 2008 | £155,000 | £254,078 | 281 |
| 2007 | £166,400 | £282,261 | 542 |
| 2006 | £155,000 | £269,060 | 653 |
| 2005 | £145,000 | £258,042 | 484 |
| 2004 | £130,000 | £236,105 | 530 |
| 2003 | £110,000 | £202,647 | 578 |
| 2002 | £92,000 | £173,097 | 637 |
| 2001 | £75,000 | £144,184 | 601 |
| 2000 | £60,000 | £117,750 | 493 |
| 1999 | £53,000 | £105,626 | 486 |
| 1998 | £52,500 | £105,975 | 511 |
| 1997 | £53,000 | £108,692 | 509 |
| 1996 | £43,000 | £90,685 | 311 |
| 1995 | £43,200 | £93,910 | 278 |
In cash terms the typical LS7 home went from £43,200 in 1995 to £305,000 in 2026, roughly 7 times the price. Adjusted for inflation it still comes to a real rise of roughly 225%, so homes here got dearer in substance, not only in cash. Measured in today's money the market peaked in 2020; the current median sits about 4% below that. Someone who bought at the 2020 peak has not yet seen that price back in real terms.
Year-on-year change in the LS7 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 2019 (+32.9% on the year before); the weakest, 2018 (−10.5%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
What LS7 has returned, per year
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | +9.3% | +6.8% |
| 5 years (since 2021) | +5.4% | +0.5% |
| 10 years (since 2016) | +5.1% | +1.7% |
| 20 years (since 2006) | +3.4% | +0.6% |
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 semi-detached homes dominate the record here, 37% of the typed total. A detached home currently trades at £400,000 against £215,000 for a flat, 1.9 times the price.
Median by property type, LS7
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 | £400,000 | 8 | 894 |
| Semi-detached | £349,000 | 48 | 4,668 |
| Terraced | £262,500 | 50 | 4,464 |
| Flats | £215,000 | 15 | 2,481 |
How many homes change hands in LS7
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.
Month by month, five years back
Monthly registrations. The sawtooth is seasonal; the register runs weeks behind completions at the right-hand edge.
Over the last twelve months of data, 251 sales completed in LS7. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 565 sales a year before the financial crisis and 275 a year over the last five. Watch the volume as closely as the price. Thin years make jumpy medians, where one street's sales can move the figure, and the newest year is always incomplete because registrations trail completions by weeks or months.
What tenants pay around LS7
LS7 falls under Leeds, where the ONS puts the average private rent 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.
Set against the £305,000 median sold price, £1,134 a month is £13,608 a year, a gross yield of 4.5%: 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.
The shape of the LS7 market
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. LS7 sits 7 of 29 in its area's price order, well inside the expensive end.
LS7 (Beck Hill): the questions that come up
Is LS7 (Beck Hill) a good place to buy a house?
How much did a house sell for in LS7 (Beck Hill)?
Are property prices falling in LS7 (Beck Hill)?
Are LS7 prices heading up or down?
The record answers a different question than "what happens next": the median is up 30% over five years in cash and up 3% after inflation. Put the volume chart beside the price chart before drawing conclusions, and allow for the register's lag behind actual completions.
LS7's current homes for sale
Everything above is what homes in LS7 sold for. This is what you could actually buy today: 101 homes currently on the market from 10 agents publishing to HomesIndex, at a typical asking price 8% below the LS7 median sold price.
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 →
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. 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%) | — |
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. Where too few homes exist to say anything meaningful, the cell is blank.
The risers and the fallers
LS7 ranks 2 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.
LS area districts: five years of change
Cash-terms risers and fallers across the area; click any row for that district's full report.
Inside LS7, sector by sector
The next slice down is the postcode sector: a group of streets, each with its own report. Two sectors a short walk apart can trade at sharply different prices.
| Sector | Median (latest) | Sales that year |
|---|---|---|
| LS7 1 | £165,000 | 7 |
| LS7 2 | £330,200 | 37 |
| LS7 3 | £285,500 | 37 |
| LS7 4 | £325,000 | 40 |
How LS7 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 (this report) | £305,000 | +30% |
| LS18 | £300,000 | +3% |
| LS20 | £300,000 | -2% |
| LS24 | £290,000 | +12% |
| LS8 | £280,000 | +12% |
| LS6 | £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% |
Selling a home in LS7? Price it on the evidence
Ground the asking price in real sold prices first. The average prices map gives a rough value in a minute: start at LS7'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.
Take it further
Behind the answers sits the same Land Registry record as this page, with LS7 already set as the subject. Free, one click sign in.
See every individual LS7 sale on the live map, mapped to the exact address, or zoom the average prices map from neighbourhood shading down to single homes. The report tool writes a custom answer to a specific question, and the mortgage and rent calculator on any sale runs the numbers on 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.