Universities
The University of Leeds, Leeds Beckett and Leeds Trinity make Leeds one of the UK's biggest student cities, with a strong flow of graduates into the rental market.
HESA student statistics 2024/25Market report · Leeds · Autumn 2026
Leeds, in numbers.
Yorkshire's business capital: a major centre for finance, law and media, three universities, a growing airport and steady price growth through a difficult year. Here is where the market stands today, from official and institutional sources only.
- Average house price
- £248,000 Jul 2026 · +3.8% yoy · ONS
- Average monthly rent
- £1,145 Aug 2026 · +4.2% yoy · ONS
- Average flat price
- £152,000 Jul 2026 · ONS / HM Land Registry
- Airport passengers
- 4.29m 2024/25 · record year · LBA
01 · Prices
Steady growth, even through 2026.
While many markets dipped this spring, Leeds held firm. Prices barely moved between January and March 2026, then edged up to £247,700 in July, 3.8% above a year earlier and ahead of Yorkshire and the Humber (3.0%).
Leeds avoided the sharp swings of some cities: a steady market for long-term owners.
Source: HM Land Registry UK House Price Index. Local figures are provisional and revised monthly.
| Type | Average price | Average rent | Indicative gross yield* |
|---|---|---|---|
| Flats & maisonettes | £151,734 | £905 / month | 7.2% |
| Terraced | £206,148 | £1,157 / month | 6.7% |
| Semi-detached | £271,022 | £1,226 / month | 5.4% |
| Detached | £454,505 | £1,507 / month | 4.0% |
Prices: HM Land Registry (Jul 2026). Rents: ONS (Aug 2026). *MCG calculation: average rent × 12 ÷ average price, before costs. Individual properties will differ.
02 · Rents
Rents keep climbing.
The average Leeds rent reached £1,145 a month in August 2026, up 4.2% in a year and ahead of the UK rise of 3.8%. Across Yorkshire and the Humber rents grew 4.9%.
Annual changePricesRents
Leeds
Yorkshire & Humber
United Kingdom
£7821 bed
£9752 bed
£1,1383 bed
£1,6904+ bed
Source: ONS Price Index of Private Rents, September 2026 release.
03 · Outlook
What the forecasters expect.
Leeds is one of JLL's "Big Six" regional cities, which JLL describes as having remained resilient through 18 months of economic and political uncertainty. Both Savills and JLL cut their national 2026 forecasts this spring but expect growth to return from 2027.
| 2026 | 2027 | 2028 | 2029 | 2030 | 5 years | |
|---|---|---|---|---|---|---|
| UK house prices | −2.0% | +2.5% | +5.0% | +6.0% | +6.0% | +18.5% |
| Bank of England rate (year end) | 3.75% | 3.50% | 3.00% | 2.75% | 2.50% | — |
Across the Big Six cities, including Leeds, new-build apartment prices rose 2.4% in a year and build-to-rent investment passed £1bn in 2025, 21% up on 2024.
JLL, Big Six Residential Development Report 2026
JLL expects UK rents to rise 3.5% in 2026 and 16.5% over the five years to 2030.
JLL, Residential Forecasts 2026–2030
Forecasts are opinions, not guarantees.
04 · Why tenants choose Leeds
Four engines of demand.
Airport
Leeds Bradford Airport had its busiest year ever, with 4.29 million passengers in 2024/25 (up 6%), and is investing £100m in a terminal extension.
Leeds Bradford Airport; Insider Media, Jan 2026Business & media
A leading centre for finance, law and professional services outside London, and home to Channel 4's national headquarters, bringing well-paid working tenants.
Leeds City CouncilFootball
Elland Road and Leeds United anchor one of the most loyal fan bases in English football, drawing visitors to the city every week of the season.
05 · The MCG view
What this means for investors.
- Stability. Leeds kept growing while many markets dipped in 2026, a good sign for long-term owners.
- Income. Flats and terraced homes show indicative gross yields of around 7%.
- Deep tenant base. Students, graduates and professionals all rent here.
- Choose carefully. New-build city-centre flats can carry high service charges. Asset selection matters.
Sources
- ONS — Housing prices in Leeds (16 Sep 2026)
- HM Land Registry — UK House Price Index, Leeds
- ONS — Private rent and house prices, UK: September 2026
- Savills — Revised mainstream house price forecasts (Jun 2026)
- JLL — Residential Forecasts 2026–2030 (May 2026)
- JLL — Big Six Residential Development Report (Feb 2026)
- Leeds Bradford Airport — record milestone (Aug 2025)
- Insider Media — Record results for Leeds Bradford (Jan 2026)
- HESA — Higher Education Student Statistics 2024/25
Figures last reviewed 30 September 2026. Yields are MCG's own calculation before costs. This page is for information only and is not financial advice. Property values and rents can fall as well as rise.
