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).

Free — recomputed daily

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.

1,942 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
1	NE17County Durham	10.19%	£73,000	£620/mo	+3.1%/yr	+0.48%/yr539k people	47
2	TS1Middlesbrough	9.49%	£78,000	£617/mo	+3.2%/yr	+0.91%/yr153k people	39
3	TS28County Durham	9.37%	£95,000	£742/mo	+3.1%/yr	+0.48%/yr539k people	30
4	NE15Newcastle upon Tyne	9.28%	£129,250	£999/mo	+5.2%/yr	+1.09%/yr321k people	64
5	TS3Middlesbrough	9.21%	£83,000	£637/mo	+3.2%/yr	+0.91%/yr153k people	35
6	DL17County Durham	9.19%	£69,500	£532/mo	+3.1%/yr	+0.48%/yr539k people	32
7	DL4Darlington	9.1%	£70,000	£531/mo	+3.4%/yr	+0.68%/yr113k people	35
8	SR8County Durham	8.69%	£77,750	£563/mo	+3.1%/yr	+0.48%/yr539k people	84
9	NE5Newcastle upon Tyne	8.57%	£151,000	£1,079/mo	+5.2%/yr	+1.09%/yr321k people	94
10	TS27County Durham	8.5%	£81,000	£574/mo	+3.1%/yr	+0.48%/yr539k people	30
11	DN31North East Lincolnshire	8.38%	£77,500	£541/mo	+2.6%/yr	+0.06%/yr160k people	37
12	DL14County Durham	8.3%	£85,000	£588/mo	+3.1%/yr	+0.48%/yr539k people	111
13	S4Sheffield	8.23%	£100,000	£686/mo	+3.8%/yr	—	38
14	CA26Cumberland	8.22%	£82,000	£562/mo	+3.4%/yr	—	31
15	NE6Newcastle upon Tyne	8.12%	£168,500	£1,140/mo	+5.2%/yr	+1.09%/yr321k people	76
16	DH5County Durham	8.1%	£89,500	£604/mo	+3.1%/yr	+0.48%/yr539k people	40
17	DN40North East Lincolnshire	8.09%	£89,999	£607/mo	+2.6%/yr	+0.06%/yr160k people	21
18	TS29County Durham	8.09%	£85,750	£578/mo	+3.1%/yr	+0.48%/yr539k people	36
19	DH9County Durham	8.04%	£90,780	£608/mo	+3.1%/yr	+0.48%/yr539k people	114
20	LS11Leeds	8.03%	£136,500	£913/mo	+3.7%/yr	+0.78%/yr841k people	40
21	CF43Rhondda Cynon Taf	8.01%	£92,000	£614/mo	+4.5%/yr	+0.24%/yr241k people	49
22	L28Liverpool	7.96%	£120,000	£796/mo	+4.4%/yr	+0.78%/yr508k people	22
23	LS9Leeds	7.92%	£140,000	£924/mo	+3.7%/yr	+0.78%/yr841k people	57
24	M29Salford	7.88%	£145,601	£956/mo	+5.7%/yr	+1.86%/yr297k people	20
25	DL15County Durham	7.86%	£94,750	£621/mo	+3.1%/yr	+0.48%/yr539k people	66
26	NP24Caerphilly	7.86%	£98,500	£645/mo	+4.2%/yr	-0.12%/yr176k people	40
27	DN32North East Lincolnshire	7.85%	£88,000	£576/mo	+2.6%/yr	+0.06%/yr160k people	83
28	DN1Doncaster	7.82%	£93,000	£606/mo	+3.4%/yr	+0.6%/yr323k people	41
29	L5Liverpool	7.79%	£137,500	£893/mo	+4.4%/yr	+0.78%/yr508k people	45
30	FY7Wyre	7.78%	£113,500	£736/mo	+2.8%/yr	+1.06%/yr121k people	55
31	M12Manchester	7.78%	£177,750	£1,152/mo	+5.1%/yr	+1.18%/yr588k people	40
32	BA3Bath and North East Somerset	7.76%	£270,000	£1,745/mo	+5%/yr	+0.96%/yr201k people	63
33	NE4Newcastle upon Tyne	7.73%	£186,000	£1,198/mo	+5.2%/yr	+1.09%/yr321k people	23
34	BS39Bath and North East Somerset	7.72%	£272,500	£1,753/mo	+5%/yr	+0.96%/yr201k people	24
35	FY1Blackpool	7.71%	£105,000	£675/mo	+2.7%/yr	+0.12%/yr143k people	90
36	TS5Middlesbrough	7.66%	£120,000	£766/mo	+3.2%/yr	+0.91%/yr153k people	44
37	L7Liverpool	7.64%	£135,000	£860/mo	+4.4%/yr	+0.78%/yr508k people	59
38	TS8Middlesbrough	7.63%	£130,000	£827/mo	+3.2%/yr	+0.91%/yr153k people	49
39	TS6Redcar and Cleveland	7.61%	£91,500	£580/mo	+2.5%/yr	+0.3%/yr140k people	30
40	M38Salford	7.58%	£165,000	£1,042/mo	+5.7%/yr	+1.86%/yr297k people	45
41	DH6County Durham	7.55%	£103,000	£648/mo	+3.1%/yr	+0.48%/yr539k people	63
42	SR7Sunderland	7.52%	£103,500	£649/mo	+2.8%/yr	+0.42%/yr287k people	80
43	BS13Bristol, City of	7.51%	£267,500	£1,673/mo	+5.4%/yr	+0.92%/yr495k people	48
44	TS4Middlesbrough	7.5%	£114,500	£716/mo	+3.2%/yr	+0.91%/yr153k people	54
45	DL16County Durham	7.47%	£105,000	£654/mo	+3.1%/yr	+0.48%/yr539k people	63
46	HU9Kingston upon Hull, City of	7.42%	£108,000	£668/mo	+3.8%/yr	+0.39%/yr273k people	81
47	M8Manchester	7.42%	£180,000	£1,113/mo	+5.1%/yr	+1.18%/yr588k people	71
48	LS10Leeds	7.41%	£159,998	£988/mo	+3.7%/yr	+0.78%/yr841k people	42
49	TS19Stockton-on-Tees	7.41%	£115,000	£710/mo	+3.2%/yr	+0.57%/yr207k people	41
50	L21Sefton	7.38%	£131,250	£807/mo	+4%/yr	+0.43%/yr288k people	44

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.

Found a district? Run the numbers.

Net yield, SDLT, mortgage cash flow and break-even year for a specific property.

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Hesitating between areas?

Prices, growth and volumes for up to three districts, side by side since 1995.

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Frequently 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).