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Burmantofts market report LS9, Leeds
The LS9 (Burmantofts) house price history in full, 1995 to 2026, in cash and in today's money. The raw material for this page is 15,357 HM Land Registry entries for LS9 (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 August 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh. Page updated 19 October 2026.
In short: the 2026 median for LS9 (Leeds) is £170,000, from 138 registered sales, up 28% on five years earlier; the mean is £180,100, and by floor area homes here have averaged about £2,240 per square metre over the last five years. Behind the figures sit 15,357 HM Land Registry entries going back to 1995, refreshed monthly, every one a completed sale rather than a valuation or an asking price.
LS9 is a postcode district covering Burmantofts, Cross Green, East End Park 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 LS9 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 LS9
The LS9 median stands at £170,000 for 2026, built from 138 registered sales; the mean, the figure usually quoted as the "average house price", is £180,100, somewhat above it, as happens wherever a market carries an expensive tail.
Price per square metre in LS9
Per square metre, LS9 homes have averaged around £2,240 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.
The national median for England and Wales is £285,000, which puts LS9 40% below the country at large.
A typical LS9 home, priced year by year (1995 to 2026)
Year by year: the median as it was recorded, and the same figure brought into today's money with ONS CPIH, which is where "did homes get dearer" actually gets answered. Hover shows each year; the legend isolates a series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £170,000 | £170,000 | 138 |
| 2025 | £165,000 | £168,946 | 344 |
| 2024 | £155,000 | £164,797 | 352 |
| 2023 | £145,100 | £159,429 | 322 |
| 2022 | £135,000 | £158,303 | 315 |
| 2021 | £132,900 | £168,269 | 342 |
| 2020 | £125,000 | £162,190 | 388 |
| 2019 | £130,000 | £170,399 | 432 |
| 2018 | £107,500 | £143,300 | 378 |
| 2017 | £122,000 | £166,396 | 588 |
| 2016 | £93,000 | £130,108 | 478 |
| 2015 | £90,000 | £127,170 | 473 |
| 2014 | £82,500 | £117,041 | 435 |
| 2013 | £69,800 | £100,435 | 345 |
| 2012 | £80,000 | £117,750 | 269 |
| 2011 | £80,000 | £120,769 | 280 |
| 2010 | £84,000 | £131,734 | 334 |
| 2009 | £85,000 | £136,638 | 363 |
| 2008 | £102,500 | £168,019 | 477 |
| 2007 | £105,000 | £178,109 | 919 |
| 2006 | £87,000 | £151,021 | 976 |
| 2005 | £76,000 | £135,249 | 699 |
| 2004 | £66,500 | £120,777 | 854 |
| 2003 | £46,500 | £85,664 | 892 |
| 2002 | £34,500 | £64,911 | 786 |
| 2001 | £31,000 | £59,596 | 587 |
| 2000 | £32,000 | £62,800 | 589 |
| 1999 | £27,000 | £53,810 | 485 |
| 1998 | £25,000 | £50,464 | 425 |
| 1997 | £28,400 | £58,243 | 398 |
| 1996 | £29,000 | £61,160 | 379 |
| 1995 | £30,000 | £65,215 | 315 |
In cash terms the typical LS9 home went from £30,000 in 1995 to £170,000 in 2026, roughly 6 times the price. Even after inflation that is a real rise of about 161%: homes here genuinely became dearer, not merely more expensive on paper. Measured in today's money the market peaked in 2007; the current median sits about 5% below that. Someone who bought at the 2007 peak has not yet seen that price back in real terms.
Year-on-year change in the LS9 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 2004 (+43.0% on the year before); the weakest, 2009 (−17.1%). 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 year (since 2025) | +3.0% | +0.6% |
| 5 years (since 2021) | +5.0% | +0.2% |
| 6 years (since 2020) | +5.3% | +0.8% |
| 10 years (since 2016) | +6.2% | +2.7% |
| 20 years (since 2006) | +3.4% | +0.6% |
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 terraced homes dominate the record here, 57% of the typed total. In 2025, the last year both were recorded here, a detached home traded at £370,000 against £172,800 for a flat, 2.1 times the price.
Median by property type, LS9
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 | £370,000 (2025) | – | 155 |
| Semi-detached | £200,000 | 37 | 2,808 |
| Terraced | £154,000 | 66 | 8,794 |
| Flats | £174,000 | 33 | 3,546 |
The turnover behind the prices
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
Sales as they reached the register each month. Expect the seasonal sawtooth, and discount the newest months while late entries land.
Over the last twelve months of data, 246 sales completed in LS9. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 788 sales a year before the financial crisis and 294 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.
The rental side of LS9
For renting purposes LS9 sits in Leeds. The ONS average private rent there is £1,134 a month (May 2026). 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.
Against the £170,000 median purchase price, a rent of £1,134 a month (£13,608 a year) works out at a 8.0% gross yield, a ceiling figure that ignores letting costs, voids, maintenance and tax. Because rents are local-authority statistics, districts sharing the authority share the figure.
What kind of market LS9 is
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. Among the 29 measurable districts of its area, LS9 ranks 27 by median price: towards the affordable end.
Common questions on LS9 (Burmantofts)
How much did a house sell for in LS9 (Burmantofts)?
Are property prices falling in LS9 (Burmantofts)?
Is LS9 (Burmantofts) a good place to buy a house?
Will LS9 prices rise from here?
No honest page predicts prices, so this one sticks to the record: the median is up 28% over five years in cash and flat 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.
On the market in LS9 today
Everything above is what homes in LS9 sold for. The live side of the market holds 26 homes at the moment, listed by 5 agents publishing to HomesIndex, at a typical asking price 10% below the LS9 median sold price.
Set against 246 registered sales in the last twelve months, the 26 homes on the market here are roughly 5 weeks of supply at last year's pace, and more in reality, since only agents who publish to HomesIndex are counted. That is a thin shelf: buyers here are choosing from little, and a well priced home is unlikely to wait long.
Of everything listed here, 25% asks less than the sold record of comparable homes. Each listing is compared with recent recorded sales of similar homes nearby.
"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 LS9 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.
What is for sale against what sells in LS9
Flats are 96% of what is listed in LS9 but 29% of what sold over 2024 and 2025: the market is being offered more of them than it has been taking, which tends to give a buyer of one room to talk.
| Type | Share of homes for sale now | Share of sales, 2024 and 2025 |
|---|---|---|
| Detached | 0% | 6% |
| Semi-detached | 0% | 23% |
| Terraced | 4% | 42% |
| Flats | 96% | 29% |
Listings are the homes agents publish to HomesIndex today; sales are HM Land Registry registrations. A listing whose type does not say detached, semi-detached, terraced or flat (a plain "house", a bungalow, a park home) is left out of the listing shares (3 here).
When homes in LS9 change hands
Across the 1,675 sales completed in LS9 from 2021 to 2025, March was the busiest month for completions (11.2% of the total) and April the quietest (7.0%). The gap between the two is wide enough to plan around: completion follows the agreed sale by weeks, so the busiest month for completions points to deals done earlier, and a seller wanting several bidders should list ahead of it.
Sales by month, 2021 to 2025
| Month | Sales | Share |
|---|---|---|
| January | 119 | 7.1% |
| February | 123 | 7.3% |
| March | 188 | 11.2% |
| April | 118 | 7.0% |
| May | 127 | 7.6% |
| June | 154 | 9.2% |
| July | 135 | 8.1% |
| August | 132 | 7.9% |
| September | 149 | 8.9% |
| October | 149 | 8.9% |
| November | 138 | 8.2% |
| December | 143 | 8.5% |
The price of an extra bedroom in LS
Real sold prices by size across the LS area, straight from the Land Registry record. 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 | £257,500 | £281,500 (+9%) | £344,500 (+22%) | £450,000 (+31%) | £674,495 (+50%) |
| Semi-detached | £200,000 | £220,000 (+10%) | £259,995 (+18%) | £346,000 (+33%) | £470,000 (+36%) |
| Terraced | £159,950 | £178,000 (+11%) | £195,000 (+10%) | £260,000 (+33%) | £330,000 (+27%) |
| Flat | £123,000 | £162,500 (+32%) | £232,500 (+43%) | £295,000 (+27%) | £413,750 (+40%) |
Four years of recorded sales, split by built form and bedroom count. The register does not state bedrooms, so sizes come from each home's EPC record and a few homes will land one size out. Sizes with too few homes to be meaningful are left blank.
The risers and the fallers
LS9 ranks 4 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
The districts that gained and lost most in cash terms, each row linking through to its own report.
Inside LS9, 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 |
|---|---|---|
| LS9 0 | £195,000 | 21 |
| LS9 6 | £135,000 | 36 |
| LS9 7 | £172,500 | 16 |
| LS9 8 | £180,000 | 35 |
| LS9 9 | £167,500 | 30 |
How LS9 compares nearby
Same city, different markets. The dearest districts of the LS area, and LS9 itself, which ranks 27 of 29 by median price:
| District | Median | 5-year |
|---|---|---|
| LS22 | £425,000 | +6% |
| LS23 | £418,800 | +21% |
| LS29 | £382,500 | +1% |
| LS17 | £375,000 | +10% |
| LS21 | £348,100 | +29% |
| LS16 | £337,500 | +7% |
| LS18 | £310,000 | +7% |
| LS7 | £306,800 | +31% |
| LS20 | £300,000 | -2% |
| LS24 | £295,000 | +13% |
| LS8 | £290,000 | +16% |
| LS6 | £265,000 | +7% |
| LS25 | £264,000 | +12% |
| LS15 | £260,000 | +11% |
| LS3 | £250,000 | +56% |
| LS19 | £245,000 | +0% |
| LS26 | £245,000 | +11% |
| LS5 | £239,500 | +23% |
| LS28 | £235,000 | +12% |
| LS4 | £232,500 | +26% |
| LS14 | £229,000 | +24% |
| LS27 | £215,000 | +4% |
| LS10 | £195,000 | +24% |
| LS9 (this report) | £170,000 | +28% |
Selling a home in LS9? 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 LS9'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.
Keep digging
Behind the answers sits the same Land Registry record as this page, with LS9 already set as the subject. Free, one click sign in.
See every individual LS9 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.
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.