Where to invest: the best rental yields
Every postcode district of England & Wales ranked by gross rental yield — real sold prices (HM Land Registry) against official rents (ONS), same district, same property type. No asking prices, no hype.
1,934 districts ranked (terraced houses, 2026 data) — national median yield 5.2%.
| # | District | Gross yield | Median price | Avg rent | Rents rising | People moving in | Sold /year |
|---|---|---|---|---|---|---|---|
| 1851 | S14Sheffield | 7.13% | £125,000 | £743/mo | +3.8%/yr | — | 43 |
| 1852 | CH42Wirral | 7.14% | £126,750 | £754/mo | +3.6%/yr | +0.25%/yr329k people | 46 |
| 1853 | NG19Ashfield | 7.14% | £120,000 | £714/mo | +4.5%/yr | +0.59%/yr130k people | 28 |
| 1854 | L20Liverpool | 7.15% | £128,500 | £766/mo | +4.3%/yr | +0.89%/yr509k people | 27 |
| 1855 | PR1Preston | 7.15% | £121,000 | £721/mo | +3.1%/yr | +1.51%/yr163k people | 63 |
| 1856 | DH6County Durham | 7.16% | £110,000 | £656/mo | +3%/yr | +0.47%/yr538k people | 42 |
| 1857 | DH8County Durham | 7.16% | £110,000 | £656/mo | +3%/yr | +0.47%/yr538k people | 59 |
| 1858 | DH4County Durham | 7.17% | £109,500 | £654/mo | +3%/yr | +0.47%/yr538k people | 38 |
| 1859 | BB9Pendle | 7.18% | £100,000 | £598/mo | +3.6%/yr | +0.95%/yr100k people | 79 |
| 1860 | BS10Bristol, City of | 7.18% | £295,000 | £1,764/mo | +5.4%/yr | +1.08%/yr494k people | 30 |
| 1861 | DL5Darlington | 7.18% | £115,000 | £688/mo | +3.3%/yr | +0.61%/yr112k people | 25 |
| 1862 | LN5Lincoln | 7.18% | £149,000 | £892/mo | +4.5%/yr | +0.65%/yr105k people | 44 |
| 1863 | SR2Sunderland | 7.18% | £114,000 | £682/mo | +2.8%/yr | +0.46%/yr289k people | 40 |
| 1864 | WA10Knowsley | 7.18% | £131,500 | £787/mo | +3.8%/yr | +1.04%/yr163k people | 50 |
| 1865 | WN8West Lancashire | 7.2% | £127,500 | £765/mo | +3.1%/yr | +0.81%/yr122k people | 41 |
| 1866 | TS26Hartlepool | 7.21% | £88,500 | £532/mo | +1.8%/yr | +0.61%/yr98k people | 30 |
| 1867 | ST1Stoke-on-Trent | 7.23% | £110,000 | £663/mo | +4.1%/yr | +0.66%/yr270k people | 37 |
| 1868 | S61Sheffield | 7.24% | £117,250 | £707/mo | +3.8%/yr | — | 34 |
| 1869 | NP4Monmouthshire | 7.27% | £150,000 | £909/mo | +4.4%/yr | +0.33%/yr95k people | 36 |
| 1870 | L21Sefton | 7.28% | £130,000 | £789/mo | +4%/yr | +0.4%/yr286k people | 30 |
| 1871 | M9Manchester | 7.28% | £190,000 | £1,152/mo | +5.1%/yr | +1.36%/yr590k people | 24 |
| 1872 | TS8Middlesbrough | 7.28% | £130,000 | £789/mo | +3.2%/yr | +1.17%/yr156k people | 50 |
| 1873 | NE13Newcastle upon Tyne | 7.29% | £204,000 | £1,240/mo | +5.2%/yr | +1.12%/yr321k people | 30 |
| 1874 | CA25Cumberland | 7.3% | £88,750 | £540/mo | +3.3%/yr | — | 38 |
| 1875 | BS14Bristol, City of | 7.31% | £284,500 | £1,733/mo | +5.4%/yr | +1.08%/yr494k people | 49 |
| 1876 | DL1Darlington | 7.31% | £111,000 | £676/mo | +3.3%/yr | +0.61%/yr112k people | 48 |
| 1877 | L30Sefton | 7.31% | £139,000 | £847/mo | +4%/yr | +0.4%/yr286k people | 58 |
| 1878 | M40Manchester | 7.34% | £186,750 | £1,142/mo | +5.1%/yr | +1.36%/yr590k people | 40 |
| 1879 | SR5Sunderland | 7.34% | £120,000 | £734/mo | +2.8%/yr | +0.46%/yr289k people | 90 |
| 1880 | M12Manchester | 7.36% | £177,750 | £1,090/mo | +5.1%/yr | +1.36%/yr590k people | 40 |
| 1881 | M24Manchester | 7.38% | £185,000 | £1,137/mo | +5.1%/yr | +1.36%/yr590k people | 43 |
| 1882 | DN37East Lindsey | 7.4% | £110,000 | £678/mo | +3.3%/yr | +0.56%/yr145k people | 34 |
| 1883 | ST6Stoke-on-Trent | 7.41% | £105,000 | £648/mo | +4.1%/yr | +0.66%/yr270k people | 56 |
| 1884 | DL3Darlington | 7.45% | £107,000 | £664/mo | +3.3%/yr | +0.61%/yr112k people | 51 |
| 1885 | M8Manchester | 7.45% | £180,500 | £1,121/mo | +5.1%/yr | +1.36%/yr590k people | 68 |
| 1886 | LS9Leeds | 7.47% | £158,000 | £984/mo | +3.7%/yr | +0.93%/yr845k people | 42 |
| 1887 | TS17Middlesbrough | 7.48% | £128,000 | £798/mo | +3.2%/yr | +1.17%/yr156k people | 24 |
| 1888 | DN12Doncaster | 7.55% | £110,000 | £692/mo | +3.3%/yr | +0.52%/yr320k people | 85 |
| 1889 | BS13Bristol, City of | 7.57% | £265,000 | £1,672/mo | +5.4%/yr | +1.08%/yr494k people | 33 |
| 1890 | FY1Blackpool | 7.59% | £105,000 | £664/mo | +2.7%/yr | +0.14%/yr144k people | 55 |
| 1891 | LS10Leeds | 7.59% | £153,000 | £968/mo | +3.7%/yr | +0.93%/yr845k people | 25 |
| 1892 | NG18Ashfield | 7.63% | £105,000 | £668/mo | +4.5%/yr | +0.59%/yr130k people | 20 |
| 1893 | L28Liverpool | 7.64% | £120,000 | £764/mo | +4.3%/yr | +0.89%/yr509k people | 21 |
| 1894 | SR7Sunderland | 7.67% | £100,000 | £639/mo | +2.8%/yr | +0.46%/yr289k people | 44 |
| 1895 | TS24Hartlepool | 7.67% | £78,119 | £499/mo | +1.8%/yr | +0.61%/yr98k people | 21 |
| 1896 | BS39Bath and North East Somerset | 7.68% | £275,000 | £1,761/mo | +5%/yr | +1.06%/yr200k people | 56 |
| 1897 | TS5Middlesbrough | 7.69% | £121,250 | £777/mo | +3.2%/yr | +1.17%/yr156k people | 26 |
| 1898 | M38Salford | 7.72% | £164,000 | £1,055/mo | +5.7%/yr | +1.95%/yr294k people | 44 |
| 1899 | L5Liverpool | 7.74% | £137,500 | £887/mo | +4.3%/yr | +0.89%/yr509k people | 43 |
| 1900 | DN32North East Lincolnshire | 7.76% | £87,500 | £566/mo | +2.6%/yr | +0.03%/yr160k people | 41 |
Click any column heading to sort — click again to flip the order. Gross yield before costs and tax. Rents rising = how fast rents have grown per year in that area (official ONS data): fast-rising rents mean many people competing for few rental homes. People moving in = how the local population has changed per year over ten years (ONS): growing means demand for homes is building; shrinking means people are leaving. Sold /year = homes of this type actually sold in that district in the latest full year (HM Land Registry) — more sales means an easier market to buy and later resell in. High yields often mean higher risk — always check the trend and your real cash flow before committing.
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Net yield, SDLT, mortgage cash flow and break-even year for a specific property.
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Prices, growth and volumes for up to three districts, side by side since 1995.
Compare areasFrequently asked questions
- How is the ranking computed?
- Gross yield = 12 × average monthly rent (ONS Price Index of Private Rents, local authority level) ÷ median sold price (HM Land Registry) for the same postcode district and property type. Districts with fewer than 20 registered sales a year are excluded, as are implausible outliers.
- Is a high yield always a good investment?
- No. Very high yields often come with higher tenant turnover, more maintenance and weaker capital growth. Check the price history, local trend and your actual cash flow — this site has free tools for all three.
- What do 'Rents rising' and 'People moving in' tell me?
- They are demand signals. 'Rents rising' is how fast rents have grown per year in that area (ONS official data) — when rents climb quickly, it usually means many tenants are competing for few homes, so your property is less likely to sit empty. 'People moving in' is the yearly population change over the last ten years (ONS estimates) — a growing population means housing demand is building; a shrinking one means people are leaving, which can weigh on both rents and prices. Neither guarantees anything, but a high yield backed by rising rents and a growing population is a much stronger signal than a high yield alone.
- How often is it updated?
- The ranking recomputes every 24 hours. Underlying data: HM Land Registry Price Paid Data (monthly releases) and ONS rents (monthly).