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Fearnville market report LS8, Leeds
The standing LS8 (Fearnville) property market report, rebuilt from the full public record every month. This page is built from the public record and nothing else: 21,877 completed sales registered with HM Land Registry in LS8 (Leeds) since 1995, plus current ONS rental figures. There are no valuations, estimates or asking prices in it.
Sales data to July 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh.
In short: the middle 2026 sale in LS8 (Leeds) came in at £280,000, out of 163 registered, up 12% on five years earlier, and the mean stands at £332,000, and by floor area homes here have averaged about £2,950 per square metre over the last five years. The record behind it is 21,877 completed sales lodged with HM Land Registry since 1995, monthly refreshed, with no valuations or asking prices anywhere in the figures.
LS8 is the postcode district covering Fearnville, Gipton, Gledhow in Leeds. Districts are a practical way to slice a market: small enough to mean something locally, big enough to have a steady flow of sales to measure.
Where LS8 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 buyers actually paid in LS8
Take the 163 registered 2026 sales in LS8 and the middle price, the median, is £280,000. The mean lands at £332,000, well clear of it: the mark of a market where a small number of costly homes drag the average upwards.
Price per square metre in LS8
Averaged across five years of sales, floor space in LS8 costs about £2,950 per square metre. Each sale's Energy Performance Certificate supplies the floor area, and pricing by the metre is what lets flats and houses share one scale.
Set against the £285,000 England and Wales median, LS8 sits 2% below the national market.
LS8's median sold price, 1995 to 2026
One line records the median as paid; the other restates every year in today's money via ONS CPIH, the honest measure of getting dearer. Hover for year figures, click the legend to isolate a line.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £280,000 | £280,000 | 163 |
| 2025 | £270,000 | £276,457 | 467 |
| 2024 | £250,000 | £265,801 | 474 |
| 2023 | £272,500 | £299,411 | 427 |
| 2022 | £240,000 | £281,427 | 559 |
| 2021 | £250,000 | £316,532 | 629 |
| 2020 | £215,000 | £278,967 | 477 |
| 2019 | £200,000 | £262,152 | 539 |
| 2018 | £197,000 | £262,605 | 555 |
| 2017 | £199,500 | £272,098 | 620 |
| 2016 | £175,000 | £244,827 | 620 |
| 2015 | £163,000 | £230,319 | 623 |
| 2014 | £165,000 | £234,081 | 637 |
| 2013 | £156,000 | £224,468 | 547 |
| 2012 | £155,000 | £228,141 | 515 |
| 2011 | £155,000 | £233,990 | 443 |
| 2010 | £152,000 | £238,375 | 481 |
| 2009 | £149,000 | £239,519 | 491 |
| 2008 | £145,000 | £237,686 | 533 |
| 2007 | £150,000 | £254,442 | 958 |
| 2006 | £140,000 | £243,022 | 1,031 |
| 2005 | £135,000 | £240,246 | 807 |
| 2004 | £124,000 | £225,208 | 1,081 |
| 2003 | £100,000 | £184,224 | 1,086 |
| 2002 | £78,000 | £146,756 | 1,145 |
| 2001 | £65,000 | £124,959 | 932 |
| 2000 | £58,600 | £115,003 | 930 |
| 1999 | £54,000 | £107,619 | 1,020 |
| 1998 | £49,000 | £98,910 | 835 |
| 1997 | £49,500 | £101,515 | 874 |
| 1996 | £45,500 | £95,957 | 727 |
| 1995 | £44,000 | £95,649 | 651 |
In cash terms the typical LS8 home went from £44,000 in 1995 to £280,000 in 2026, roughly 6 times the price. Adjusted for inflation it still comes to a real rise of roughly 193%, so homes here got dearer in substance, not only in cash. Measured in today's money the market peaked in 2021; the current median sits about 12% below that. Someone who bought at the 2021 peak has not yet seen that price back in real terms.
Year-on-year change in the LS8 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 (+28.2% on the year before); the weakest, 2024 (−8.3%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
What LS8 has returned, per year
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | +3.7% | +1.3% |
| 5 years (since 2021) | +2.3% | −2.4% |
| 10 years (since 2016) | +4.8% | +1.4% |
| 20 years (since 2006) | +3.5% | +0.7% |
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.
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, 42% of the typed total. A detached home currently trades at £541,000 against £160,000 for a flat, 3.4 times the price.
Median by property type, LS8
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 | £541,000 | 22 | 2,492 |
| Semi-detached | £365,000 | 71 | 9,263 |
| Terraced | £177,000 | 35 | 7,165 |
| Flats | £160,000 | 35 | 2,957 |
Transaction volumes
How many homes change hands
Annual recorded sales. The post-2008 trough is the financial crisis; treat the final bar as provisional while registrations catch up.
The last five years, month by month
Monthly registrations. The sawtooth is seasonal; the register runs weeks behind completions at the right-hand edge.
Over the last twelve months of data, 379 sales completed in LS8. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 996 sales a year before the financial crisis and 418 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.
How LS8 trades
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.
Rents around LS8
For renting purposes LS8 sits in Leeds. The ONS average private rent there is £1,134 a month (May 2026). 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 £280,000 median sold price, £1,134 a month is £13,608 a year, a gross yield of 4.9%: 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.
LS8 (Fearnville): the questions that come up
How much did a house sell for in LS8 (Fearnville)?
Are property prices falling in LS8 (Fearnville)?
Is LS8 (Fearnville) a good place to buy a house?
What happens to LS8 prices now?
No honest page predicts prices, so this one sticks to the record: the median is up 12% over five years in cash but down 12% after inflation. Anyone weighing a purchase should read the volume chart with the price chart, remembering that these are completed sales, registered weeks after the deals were actually struck.
What you could buy in LS8 now
Everything above is what homes in LS8 sold for. This is what you could actually buy today: 81 homes currently on the market from 8 agents publishing to HomesIndex, at a typical asking price 4% below the LS8 median sold price.
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" 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 LS8 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.
Moving up a bedroom in LS: the cost
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%) | — |
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
LS8 ranks 15 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.
Five-year change in the median, LS area districts
Cash-terms risers and fallers across the area; click any row for that district's full report.
Inside LS8, sector by sector
Postcode sectors are the next slice down, each a group of streets with its own market report. Prices can differ sharply between two sectors a few minutes' walk apart.
| Sector | Median (latest) | Sales that year |
|---|---|---|
| LS8 1 | £380,000 | 62 |
| LS8 2 | £331,000 | 43 |
| LS8 3 | £228,000 | 27 |
| LS8 4 | £268,800 | 20 |
| LS8 5 | £127,000 | 11 |
How LS8 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 | £305,000 | +30% |
| LS18 | £300,000 | +3% |
| LS20 | £300,000 | -2% |
| LS24 | £290,000 | +12% |
| LS8 (this report) | £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% |
Thinking of selling in LS8? Get a rough value first
Start from what homes here actually sold for, not an estimate. Before booking a house valuation or flat valuation in LS8, use the average prices map for a rough value: zoom from LS8's shading down to the sold homes on your own street. The figures above are every recorded LS8 sale; agents price with this same Land Registry record, and now you have it too.
Estate agents working LS8: the featured spot on this report is free for founding agents, one per district. Claim LS8.
Keep digging
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about LS8. Free, with a one click sign in.
Two maps carry on from here: every LS8 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.
Method, briefly: HM Land Registry Price Paid Data (Crown copyright, OGL v3.0) supplies every sale, geocoded to address level; CPIH from the ONS restates prices in today's money; ONS local-authority figures supply the rents. Medians of real sales, not valuations. No part of this page is financial advice.