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 |
|---|---|---|---|---|---|---|---|
| 501 | LE11Charnwood | 5.82% | £188,000 | £912/mo | +4.5%/yr | +0.98%/yr188k people | 37 |
| 502 | LL28Conwy | 5.82% | £156,000 | £757/mo | +3.4%/yr | -0.07%/yr115k people | 24 |
| 503 | RG1Reading | 5.82% | £320,000 | £1,551/mo | +3.9%/yr | +0.96%/yr183k people | 54 |
| 504 | S41Chesterfield | 5.82% | £145,000 | £703/mo | +3.4%/yr | +0.17%/yr106k people | 31 |
| 505 | SA14Carmarthenshire | 5.82% | £132,475 | £642/mo | +3.6%/yr | +0.34%/yr191k people | 20 |
| 506 | SA61Pembrokeshire | 5.82% | £143,000 | £694/mo | +2.8%/yr | +0.29%/yr126k people | 63 |
| 507 | SK1Stockport | 5.82% | £207,500 | £1,007/mo | +4.9%/yr | +0.6%/yr304k people | 103 |
| 508 | BD15Bradford | 5.81% | £148,000 | £716/mo | +3.6%/yr | +0.58%/yr564k people | 73 |
| 509 | CB9Braintree | 5.81% | £227,500 | £1,102/mo | +4.8%/yr | +0.89%/yr164k people | 41 |
| 510 | LE18Blaby | 5.81% | £197,000 | £953/mo | +4.5%/yr | +1.2%/yr108k people | 80 |
| 511 | LE2Leicester | 5.81% | £199,000 | £964/mo | +5.4%/yr | +1.25%/yr388k people | 69 |
| 512 | S42Bolsover | 5.81% | £141,500 | £685/mo | +3.8%/yr | +0.84%/yr84k people | 22 |
| 513 | BS34South Gloucestershire | 5.8% | £315,000 | £1,522/mo | +5.3%/yr | +1.28%/yr306k people | 39 |
| 514 | LS16Leeds | 5.8% | £251,000 | £1,213/mo | +3.7%/yr | +0.93%/yr845k people | 60 |
| 515 | LS7Leeds | 5.8% | £262,547 | £1,269/mo | +3.7%/yr | +0.93%/yr845k people | 34 |
| 516 | NG31South Kesteven | 5.8% | £170,000 | £821/mo | +3.7%/yr | +0.64%/yr147k people | 42 |
| 517 | NN18North Northamptonshire | 5.8% | £190,000 | £919/mo | +4.9%/yr | +1.24%/yr374k people | 25 |
| 518 | NR32East Suffolk | 5.8% | £146,500 | £708/mo | +3.9%/yr | +0.4%/yr250k people | 50 |
| 519 | OL5Oldham | 5.8% | £192,500 | £931/mo | +5.4%/yr | +0.88%/yr252k people | 26 |
| 520 | PL6Plymouth | 5.8% | £210,000 | £1,015/mo | +3.5%/yr | +0.38%/yr272k people | 63 |
| 521 | CV12North Warwickshire | 5.79% | £183,500 | £886/mo | +4.7%/yr | +0.75%/yr67k people | 68 |
| 522 | CV4Coventry | 5.79% | £207,000 | £999/mo | +4.6%/yr | +1.28%/yr369k people | 29 |
| 523 | PO5Portsmouth | 5.79% | £306,000 | £1,477/mo | +4.5%/yr | +0.39%/yr214k people | 22 |
| 524 | PR6Blackburn with Darwen | 5.79% | £164,500 | £794/mo | +3.9%/yr | +0.83%/yr163k people | 41 |
| 525 | WA3Warrington | 5.79% | £178,750 | £863/mo | +3.9%/yr | +0.35%/yr215k people | 26 |
| 526 | B38Birmingham | 5.78% | £214,500 | £1,033/mo | +4.4%/yr | +0.7%/yr1184k people | 26 |
| 527 | BL6Bolton | 5.78% | £182,600 | £879/mo | +5.1%/yr | +0.91%/yr310k people | 40 |
| 528 | BL8Bolton | 5.78% | £182,000 | £877/mo | +5.1%/yr | +0.91%/yr310k people | 46 |
| 529 | CF82Caerphilly | 5.78% | £158,725 | £765/mo | +4.2%/yr | -0.09%/yr177k people | 26 |
| 530 | EX1Exeter | 5.78% | £295,000 | £1,421/mo | +3.9%/yr | +1.45%/yr138k people | 37 |
| 531 | NN8North Northamptonshire | 5.78% | £192,000 | £924/mo | +4.9%/yr | +1.24%/yr374k people | 48 |
| 532 | NR3Norwich | 5.78% | £230,000 | £1,107/mo | +4.4%/yr | +0.67%/yr147k people | 57 |
| 533 | PL4Plymouth | 5.78% | £211,000 | £1,017/mo | +3.5%/yr | +0.38%/yr272k people | 79 |
| 534 | TR5Cornwall | 5.78% | £280,000 | £1,348/mo | +3.7%/yr | +0.7%/yr583k people | 21 |
| 535 | HU4East Riding of Yorkshire | 5.77% | £135,000 | £649/mo | +3.2%/yr | +0.59%/yr356k people | 27 |
| 536 | NN10Bedford | 5.77% | £205,000 | £986/mo | +4.5%/yr | +1.57%/yr195k people | 50 |
| 537 | NR5Norwich | 5.77% | £230,216 | £1,107/mo | +4.4%/yr | +0.67%/yr147k people | 21 |
| 538 | PE7Peterborough | 5.77% | £209,000 | £1,005/mo | +4.5%/yr | +1.34%/yr224k people | 38 |
| 539 | S63Barnsley | 5.77% | £120,000 | £577/mo | +3.8%/yr | — | 55 |
| 540 | B35Birmingham | 5.76% | £200,000 | £960/mo | +4.4%/yr | +0.7%/yr1184k people | 46 |
| 541 | CA22Cumberland | 5.76% | £118,000 | £566/mo | +3.3%/yr | — | 49 |
| 542 | CH62Cheshire West and Chester | 5.76% | £200,000 | £960/mo | +4.2%/yr | +1%/yr372k people | 27 |
| 543 | CW8Cheshire West and Chester | 5.76% | £200,000 | £960/mo | +4.2%/yr | +1%/yr372k people | 35 |
| 544 | LL18Conwy | 5.76% | £145,000 | £696/mo | +3.4%/yr | -0.07%/yr115k people | 64 |
| 545 | S35Sheffield | 5.76% | £185,000 | £888/mo | +3.8%/yr | — | 26 |
| 546 | TS14Redcar and Cleveland | 5.76% | £124,950 | £600/mo | +2.5%/yr | +0.3%/yr139k people | 73 |
| 547 | B42Birmingham | 5.75% | £211,250 | £1,012/mo | +4.4%/yr | +0.7%/yr1184k people | 96 |
| 548 | CV2Coventry | 5.75% | £210,000 | £1,006/mo | +4.6%/yr | +1.28%/yr369k people | 80 |
| 549 | LS18Leeds | 5.75% | £267,000 | £1,279/mo | +3.7%/yr | +0.93%/yr845k people | 27 |
| 550 | S81Bassetlaw | 5.75% | £158,500 | £760/mo | +3.6%/yr | +0.92%/yr125k people | 26 |
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).