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Burmantofts market report LS9 8, Leeds
The LS9 8 (Burmantofts) house price history in full, 1995 to 2026, in cash and in today's money. Underneath every chart here sit 3,751 registered sales in LS9 8 (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: 29 registered 2026 sales put the LS9 8 (Leeds) median at £175,000, up 5% on five years earlier, with a mean of £218,200, and by floor area homes here have averaged about £3,010 per square metre over the last five years. Everything rests on 3,751 completed HM Land Registry sales since 1995, refreshed monthly; valuations and asking prices play no part.
A postcode sector like LS9 8 is a single group of streets within LS9 (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 LS9 8 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.
The going rate for a home in LS9 8
In the LS9 8 property market, the 2026 median sale price is £175,000, from 29 registered sales; the mean, the "average house price" most sites quote, is £218,200, sitting well clear of it: the mark of a market where a small number of costly homes drag the average upwards.
LS9 8 prices by floor area
Averaged across five years of sales, floor space in LS9 8 costs about £3,010 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.
Against a national (England and Wales) median of £285,000, LS9 8 runs 39% below it.
LS9 8'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 | £175,000 | £175,000 | 29 |
| 2025 | £172,500 | £176,625 | 97 |
| 2024 | £175,000 | £186,061 | 104 |
| 2023 | £185,000 | £203,270 | 110 |
| 2022 | £151,500 | £177,651 | 72 |
| 2021 | £166,500 | £210,810 | 73 |
| 2020 | £190,000 | £246,529 | 92 |
| 2019 | £160,500 | £210,377 | 115 |
| 2018 | £151,000 | £201,286 | 117 |
| 2017 | £137,500 | £187,536 | 275 |
| 2016 | £125,000 | £174,876 | 203 |
| 2015 | £122,800 | £173,516 | 214 |
| 2014 | £117,000 | £165,985 | 163 |
| 2013 | £103,600 | £149,070 | 110 |
| 2012 | £100,000 | £147,188 | 107 |
| 2011 | £103,000 | £155,490 | 85 |
| 2010 | £105,000 | £164,667 | 139 |
| 2009 | £93,400 | £150,141 | 207 |
| 2008 | £127,800 | £209,491 | 212 |
| 2007 | £159,000 | £269,708 | 341 |
| 2006 | £137,500 | £238,682 | 266 |
| 2005 | £125,500 | £223,339 | 132 |
| 2004 | £66,000 | £119,869 | 57 |
| 2003 | £47,000 | £86,585 | 63 |
| 2002 | £100,000 | £188,149 | 65 |
| 2001 | £105,000 | £201,857 | 51 |
| 2000 | £138,000 | £270,825 | 157 |
| 1999 | £30,200 | £60,187 | 19 |
| 1998 | £21,500 | £43,399 | 18 |
| 1997 | £26,000 | £53,321 | 20 |
| 1996 | £24,500 | £51,669 | 22 |
| 1995 | £29,500 | £64,128 | 16 |
In cash terms the typical LS9 8 home went from £29,500 in 1995 to £175,000 in 2026, roughly 6 times the price. Inflation explains only part of it: in today's money the rise is still about 173%, a genuine increase in what a home here costs. The real-terms peak came in 2000, and today's median remains roughly 35% under it: a 2000 buyer is still waiting to get that price back in today's money.
Year-on-year change in the LS9 8 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 (+357.0% on the year before); the weakest, 2003 (−53.0%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
What LS9 8 has returned, per year
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | +1.4% | −0.9% |
| 5 years (since 2021) | +1.0% | −3.7% |
| 10 years (since 2016) | +3.4% | 0.0% |
| 20 years (since 2006) | +1.2% | −1.5% |
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
How many homes change hands
Recorded sales per year. The dip after 2008 is the financial crisis; the last bar is still filling in as recent sales get registered.
LS9 8 recorded 29 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 142 sales a year before the financial crisis and 82 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 LS9 8
The local authority for LS9 8 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.
Set against the £175,000 median sold price, £1,134 a month is £13,608 a year, a gross yield of 7.8%: 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.
How LS9 8 trades
This is a thin market: 29 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. 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.
Asked and answered: LS9 8 (Burmantofts)
How much did a house sell for in LS9 8 (Burmantofts)?
Are property prices falling in LS9 8 (Burmantofts)?
Is LS9 8 (Burmantofts) a good place to buy a house?
Where do LS9 8 prices go next?
Prediction is not this page's business. Its business is the record, which says: the median is up 5% over five years in cash but down 17% after inflation. Read the volume chart with the price chart before acting on either, remembering that registrations trail the deals themselves by weeks.
On the market in LS9 today
The live side of the market holds 73 homes at the moment, listed by 9 agents publishing to HomesIndex.
These cover the whole LS9 district, not just LS9 8: live asking prices are collected per district.
Of everything listed here, 42% asks less than the sold record of comparable homes. Every listing is measured against recent recorded sales of similar nearby homes.
"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 LS9 home for sale on the map →
Live asking prices from estate agents who publish a feed to HomesIndex, refreshed every Monday and Thursday: a sample of the market, not every home for sale. Asking prices are not sale prices.
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. 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.
Winners and losers across the LS area, five years
The districts that gained and lost most in cash terms, each row linking through to its own report.
Other sectors in LS9
Prices can differ sharply between two sectors a few minutes' walk apart. The rest of LS9, each linking to its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| LS9 0 | £195,000 | 17 |
| LS9 6 | £133,000 | 34 |
| LS9 7 | £172,500 | 14 |
| LS9 9 | £173,200 | 25 |
Zoom out to the full LS9 district report for the type split, monthly volumes and how LS9 compares with its neighbours.
Thinking of selling in LS9 8? 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 LS9 8'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 LS9 8.
Go deeper
Behind the answers sits the same Land Registry record as this page, with LS9 8 already set as the subject. Free, one click sign in.
The live map plots every individual LS9 8 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.