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Fearnville market report LS8 2, Leeds
The standing LS8 2 (Fearnville) property market report, rebuilt from the full public record every month. Underneath every chart here sit 6,297 registered sales in LS8 2 (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.
Covers registered sales to 2026 and ONS rents for May 2026. Refreshed monthly as new sales reach the register.
In short: the middle 2026 sale in LS8 2 (Leeds) came in at £331,000, out of 43 registered, up 10% on five years earlier, and the mean stands at £352,900, and by floor area homes here have averaged about £3,410 per square metre over the last five years. The record behind it is 6,297 completed sales lodged with HM Land Registry since 1995, monthly refreshed, with no valuations or asking prices anywhere in the figures.
A postcode sector like LS8 2 is a single group of streets within LS8 (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 LS8 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.
What LS8 2 homes really sell for
43 sales were registered in LS8 2 in 2026, and the middle one of them, the median, went for £331,000. The mean works out at £352,900, a little above it, the familiar pattern where pricier homes stretch the average.
Price per square metre in LS8 2
Per square metre, LS8 2 homes have averaged around £3,410 over the last five years of sales. The floor areas behind the figure come from Energy Performance Certificates, and the by-the-metre view is the fair comparison across home sizes.
England and Wales as a whole trade at a £285,000 median, leaving LS8 2 16% above the national figure.
The price of a typical LS8 2 home, 1995 to 2026
Two lines: the median in the money of its day, and the same years restated by ONS CPIH into today's money, which is the truer test of getting dearer. Hover for exact figures; click a legend entry to isolate a series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £331,000 | £331,000 | 43 |
| 2025 | £362,500 | £371,168 | 130 |
| 2024 | £345,000 | £366,806 | 146 |
| 2023 | £350,000 | £384,565 | 140 |
| 2022 | £320,100 | £375,354 | 170 |
| 2021 | £300,000 | £379,839 | 210 |
| 2020 | £285,000 | £369,793 | 154 |
| 2019 | £255,000 | £334,244 | 168 |
| 2018 | £283,200 | £377,511 | 168 |
| 2017 | £260,000 | £354,614 | 219 |
| 2016 | £230,000 | £321,772 | 208 |
| 2015 | £220,000 | £310,860 | 173 |
| 2014 | £212,500 | £301,468 | 213 |
| 2013 | £200,000 | £287,780 | 173 |
| 2012 | £209,500 | £308,358 | 144 |
| 2011 | £199,500 | £301,168 | 136 |
| 2010 | £210,000 | £329,334 | 146 |
| 2009 | £180,000 | £289,352 | 158 |
| 2008 | £200,000 | £327,842 | 126 |
| 2007 | £205,000 | £347,737 | 249 |
| 2006 | £187,000 | £324,608 | 295 |
| 2005 | £175,000 | £311,429 | 216 |
| 2004 | £171,800 | £312,022 | 292 |
| 2003 | £140,200 | £258,282 | 242 |
| 2002 | £117,000 | £220,134 | 291 |
| 2001 | £94,000 | £180,710 | 247 |
| 2000 | £86,800 | £170,345 | 270 |
| 1999 | £68,000 | £135,520 | 299 |
| 1998 | £68,000 | £137,263 | 227 |
| 1997 | £62,200 | £127,560 | 264 |
| 1996 | £59,000 | £124,428 | 209 |
| 1995 | £57,000 | £123,909 | 171 |
In cash terms the typical LS8 2 home went from £57,000 in 1995 to £331,000 in 2026, roughly 6 times the price. Inflation explains only part of it: in today's money the rise is still about 167%, a genuine increase in what a home here costs. In inflation-adjusted terms the high-water mark was 2023. The market now sits about 14% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the LS8 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 2000 (+27.6% on the year before); the weakest, 2009 (−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) | −8.7% | −10.8% |
| 5 years (since 2021) | +2.0% | −2.7% |
| 10 years (since 2016) | +3.7% | +0.3% |
| 20 years (since 2006) | +2.9% | +0.1% |
Compound annual growth of the median sold price; the real column deflates by ONS CPIH. Annualised figures smooth the cycle (the chart above shows the cycle), and past growth is a record, not a forecast.
The turnover behind the prices
Sales per year, counted
Annual recorded sales. The post-2008 trough is the financial crisis; treat the final bar as provisional while registrations catch up.
The register shows 43 LS8 2 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 263 sales a year before the financial crisis and 126 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 rental side of LS8 2
LS8 2 falls under Leeds, where the ONS puts the average private rent 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.
£1,134 a month is £13,608 a year, which against the £331,000 median sold price makes a gross yield of 4.1%. 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 LS8 2 is
Only 43 sales completed here in the last twelve months of data, which makes LS8 2 a thin market. Each figure rests on few transactions, so single streets can swing the median and the charts deserve a sceptical squint. Within LS8, this sector trades 18% above the district median: one of the dearer corners of its district.
LS8 2 (Fearnville): the questions that come up
How much did a house sell for in LS8 2 (Fearnville)?
Are property prices falling in LS8 2 (Fearnville)?
Is LS8 2 (Fearnville) a good place to buy a house?
Where do LS8 2 prices go next?
The record answers a different question than "what happens next": the median is up 10% over five years in cash but down 13% after inflation. Put the volume chart beside the price chart before drawing conclusions, and allow for the register's lag behind actual completions.
What you could buy in LS8 now
This is what you could actually buy today: 81 homes currently on the market from 8 agents publishing to HomesIndex.
These cover the whole LS8 district, not just LS8 2: live asking prices are collected per district.
36% 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.
- Park Avenue, Roundhay, Leeds, Leeds
- Sandringham Gardens, Alwoodley, LS17
- Gledhow Wood Close, Gledhow, Leeds, LS8, Leeds
The "under comparable sales" label measures each asking price against real nearby sales of similar homes: an opening position for a conversation rather than a valuation. The home itself still needs looking at.
See every LS8 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.
Moving up a bedroom in LS: the cost
The Land Registry record, split by size: what each kind of home actually sold for across the LS area. 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. 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.
Five-year change in the median, LS area districts
The biggest risers and fallers in cash terms; every row links to that district's report.
Other sectors in LS8
Sector boundaries hide real price steps. The rest of LS8, one report each:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| LS8 1 | £380,000 | 62 |
| LS8 3 | £228,000 | 27 |
| LS8 4 | £268,800 | 20 |
| LS8 5 | £127,000 | 11 |
Zoom out to the full LS8 district report for the type split, monthly volumes and how LS8 compares with its neighbours.
Thinking of selling in LS8 2? 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 LS8 2'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.
Estate agents working LS8 2: the featured spot on this report is free for founding agents, one per district. Claim LS8 2.
Go deeper
The AI answers from the same Land Registry data this report is built on, already scoped to LS8 2. Free after a one click sign in.
Two maps carry on from here: every LS8 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.
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.