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Fearnville market report LS8 3, Leeds
The LS8 3 (Fearnville) house price history in full, 1995 to 2026, in cash and in today's money. The raw material for this page is 4,188 HM Land Registry entries for LS8 3 (Leeds), going back to 1995: each an actual purchase at an actual price. Rents come from the ONS. Valuations, estimates and asking prices appear nowhere in it.
Sales data to 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh.
In short: 27 registered 2026 sales put the LS8 3 (Leeds) median at £228,000, up 23% on five years earlier, with a mean of £223,700, and by floor area homes here have averaged about £2,370 per square metre over the last five years. Everything rests on 4,188 completed HM Land Registry sales since 1995, refreshed monthly; valuations and asking prices play no part.
LS8 3 is a postcode sector: one group of streets inside LS8 (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 LS8 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.
What a home in LS8 3 sells for
In the LS8 3 property market, the 2026 median sale price is £228,000, from 27 registered sales; the mean, the "average house price" most sites quote, is £223,700, sitting practically level with it: prices here bunch tightly around the middle.
House prices per square metre in LS8 3
By floor space, homes in LS8 3 have sold for about £2,370 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.
For scale: the England and Wales median is £285,000, so LS8 3 trades 20% below the country as a whole.
The price of a typical LS8 3 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 | £228,000 | £228,000 | 27 |
| 2025 | £230,000 | £235,500 | 97 |
| 2024 | £206,000 | £219,020 | 101 |
| 2023 | £190,000 | £208,764 | 71 |
| 2022 | £180,000 | £211,071 | 93 |
| 2021 | £185,500 | £234,867 | 107 |
| 2020 | £145,800 | £189,179 | 78 |
| 2019 | £156,100 | £204,610 | 112 |
| 2018 | £141,000 | £187,956 | 103 |
| 2017 | £138,500 | £188,900 | 106 |
| 2016 | £127,000 | £177,674 | 131 |
| 2015 | £126,000 | £178,038 | 130 |
| 2014 | £123,000 | £174,497 | 123 |
| 2013 | £105,000 | £151,085 | 96 |
| 2012 | £115,000 | £169,266 | 109 |
| 2011 | £130,000 | £196,250 | 82 |
| 2010 | £118,000 | £185,054 | 99 |
| 2009 | £118,000 | £189,686 | 87 |
| 2008 | £125,000 | £204,901 | 140 |
| 2007 | £124,200 | £210,678 | 202 |
| 2006 | £111,000 | £192,682 | 200 |
| 2005 | £105,500 | £187,747 | 146 |
| 2004 | £90,000 | £163,458 | 205 |
| 2003 | £79,000 | £145,537 | 219 |
| 2002 | £52,000 | £97,838 | 239 |
| 2001 | £44,500 | £85,549 | 181 |
| 2000 | £46,000 | £90,275 | 199 |
| 1999 | £40,000 | £79,718 | 177 |
| 1998 | £35,200 | £71,054 | 152 |
| 1997 | £36,500 | £74,854 | 133 |
| 1996 | £36,000 | £75,922 | 125 |
| 1995 | £36,000 | £78,258 | 118 |
In cash terms the typical LS8 3 home went from £36,000 in 1995 to £228,000 in 2026, roughly 6 times the price. Adjusted for inflation it still comes to a real rise of roughly 191%, so homes here got dearer in substance, not only in cash. Measured in today's money the market peaked in 2025; the current median sits about 3% below that. Someone who bought at the 2025 peak has not yet seen that price back in real terms.
Year-on-year change in the LS8 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 2003 (+51.9% on the year before); the weakest, 2012 (−11.5%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Annualised returns
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −0.9% | −3.2% |
| 5 years (since 2021) | +4.2% | −0.6% |
| 10 years (since 2016) | +6.0% | +2.5% |
| 20 years (since 2006) | +3.7% | +0.8% |
The table annualises median growth over each period, with the real column deflated by ONS CPIH. Smoothing hides the cycle (see the chart above for it), and none of this forecasts: it is the record.
Sales activity in LS8 3
The year-by-year sales count
Annual recorded sales. The post-2008 trough is the financial crisis; treat the final bar as provisional while registrations catch up.
Over the last twelve months of data, 27 sales completed in LS8 3. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 199 sales a year before the financial crisis and 78 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 LS8 3
The local authority for LS8 3 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.
Set against the £228,000 median sold price, £1,134 a month is £13,608 a year, a gross yield of 6.0%: 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.
Reading the LS8 3 market
Only 27 sales completed here in the last twelve months of data, which makes LS8 3 a thin market. Each figure rests on few transactions, so single streets can swing the median and the charts deserve a sceptical squint. The record here is jumpy: year-on-year moves of ten per cent or more are common in the chart above, mostly a function of which homes happened to sell rather than the market lurching. Within LS8, this sector trades 19% below the district median: one of its district's cheaper corners.
What people ask about LS8 3 (Fearnville)
Is LS8 3 (Fearnville) a good place to buy a house?
How much did a house sell for in LS8 3 (Fearnville)?
Are property prices falling in LS8 3 (Fearnville)?
Will LS8 3 prices rise from here?
That question has no honest answer, only evidence. The evidence: the median is up 23% over five years in cash but down 3% after inflation. Weigh the volume chart alongside the price one before deciding anything, and bear in mind every figure is a completed sale that reached the register weeks after completion.
LS8's current homes for sale
Turning to what is actually available: 81 homes on the market right now, from 8 agents publishing to HomesIndex.
These cover the whole LS8 district, not just LS8 3: live asking prices are collected per district.
36% 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.
- Park Avenue, Roundhay, Leeds, Leeds
- Sandringham Gardens, Alwoodley, LS17
- Gledhow Wood Close, Gledhow, Leeds, LS8, Leeds
"Under comparable sales" compares each asking price with what similar homes nearby actually sold for. It is a starting point for a conversation, not a valuation. Always look at the home itself.
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.
The price of an extra bedroom in LS
The Land Registry record, split by size: what each kind of home actually sold for across the LS area. The jump between sizes is local: in some areas a third bedroom adds a quarter to the price, in others nearly four fifths, so a national rule of thumb will mislead you here.
| 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. Blank cells mean too few homes for the figure to mean anything.
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 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 2 | £331,000 | 43 |
| 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.
Before you sell in LS8 3: what the record supports
Ground the asking price in real sold prices first. The average prices map gives a rough value in a minute: start at LS8 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.
Estate agents working LS8 3: the featured spot on this report is free for founding agents, one per district. Claim LS8 3.
Go deeper
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about LS8 3. Free, with a one click sign in.
The live map plots every individual LS8 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.