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.

1,934 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
101	DN21Bassetlaw	7.02%	£106,500	£623/mo	+3.6%/yr	+0.92%/yr125k people	39
102	LS27Leeds	7.02%	£179,000	£1,047/mo	+3.7%/yr	+0.93%/yr845k people	66
103	SR3Sunderland	7.02%	£122,000	£714/mo	+2.8%/yr	+0.46%/yr289k people	78
104	HU9Kingston upon Hull, City of	7.01%	£108,000	£631/mo	+3.7%/yr	+0.54%/yr275k people	47
105	BB10Burnley	7%	£95,500	£557/mo	+3.3%/yr	+1.12%/yr99k people	78
106	BD8Bradford	6.98%	£110,000	£640/mo	+3.6%/yr	+0.58%/yr564k people	63
107	DH7County Durham	6.96%	£116,000	£673/mo	+3%/yr	+0.47%/yr538k people	54
108	FY3Blackpool	6.96%	£125,000	£725/mo	+2.7%/yr	+0.14%/yr144k people	41
109	FY4Blackpool	6.96%	£125,000	£725/mo	+2.7%/yr	+0.14%/yr144k people	45
110	TS7Middlesbrough	6.96%	£127,500	£740/mo	+3.2%/yr	+1.17%/yr156k people	35
111	L32Knowsley	6.95%	£135,000	£782/mo	+3.8%/yr	+1.04%/yr163k people	77
112	SR4Sunderland	6.95%	£121,500	£704/mo	+2.8%/yr	+0.46%/yr289k people	44
113	ST4Stoke-on-Trent	6.95%	£119,000	£689/mo	+4.1%/yr	+0.66%/yr270k people	67
114	HU3Kingston upon Hull, City of	6.94%	£110,000	£636/mo	+3.7%/yr	+0.54%/yr275k people	40
115	NG7Nottingham	6.94%	£150,600	£871/mo	+4.8%/yr	+0.65%/yr331k people	40
116	CB5Cambridge	6.93%	£417,500	£2,412/mo	+3.6%/yr	+1.36%/yr149k people	38
117	DL16County Durham	6.93%	£117,000	£676/mo	+3%/yr	+0.47%/yr538k people	39
118	LS13Leeds	6.93%	£184,000	£1,062/mo	+3.7%/yr	+0.93%/yr845k people	48
119	CF41Rhondda Cynon Taf	6.92%	£123,000	£709/mo	+4.4%/yr	+0.32%/yr243k people	25
120	LA18Cumberland	6.91%	£92,500	£533/mo	+3.3%/yr	—	22
121	TS20Stockton-on-Tees	6.9%	£128,400	£738/mo	+3.2%/yr	+0.58%/yr207k people	21
122	CH65Cheshire West and Chester	6.89%	£140,000	£804/mo	+4.2%/yr	+1%/yr372k people	30
123	NE35South Tyneside	6.89%	£120,000	£689/mo	+3.2%/yr	+0.25%/yr151k people	33
124	BD21Bradford	6.88%	£100,000	£573/mo	+3.6%/yr	+0.58%/yr564k people	30
125	L33Knowsley	6.88%	£140,000	£803/mo	+3.8%/yr	+1.04%/yr163k people	43
126	LS26Leeds	6.88%	£186,631	£1,070/mo	+3.7%/yr	+0.93%/yr845k people	22
127	B21Birmingham	6.87%	£165,000	£945/mo	+4.4%/yr	+0.7%/yr1184k people	79
128	SA18Swansea	6.87%	£131,500	£753/mo	+3.8%/yr	+0.49%/yr251k people	56
129	SA6Swansea	6.87%	£124,999	£716/mo	+3.8%/yr	+0.49%/yr251k people	39
130	DN15North Lincolnshire	6.86%	£105,000	£600/mo	+3.2%/yr	+0.15%/yr171k people	75
131	M11Manchester	6.85%	£214,500	£1,224/mo	+5.1%/yr	+1.36%/yr590k people	20
132	TS19Stockton-on-Tees	6.85%	£130,000	£742/mo	+3.2%/yr	+0.58%/yr207k people	26
133	NP44Monmouthshire	6.83%	£170,000	£968/mo	+4.4%/yr	+0.33%/yr95k people	41
134	L14Liverpool	6.81%	£141,500	£803/mo	+4.3%/yr	+0.89%/yr509k people	20
135	CO12Tendring	6.8%	£182,500	£1,034/mo	+4.6%/yr	+1.12%/yr157k people	31
136	FY5Blackpool	6.8%	£131,000	£742/mo	+2.7%/yr	+0.14%/yr144k people	22
137	LL33Conwy	6.8%	£136,250	£772/mo	+3.4%/yr	-0.07%/yr115k people	22
138	NG10Broxtowe	6.8%	£163,500	£926/mo	+4.7%/yr	+0.36%/yr115k people	33
139	S13Sheffield	6.8%	£142,500	£807/mo	+3.8%/yr	—	73
140	B6Birmingham	6.79%	£160,000	£906/mo	+4.4%/yr	+0.7%/yr1184k people	34
141	LA4Lancaster	6.79%	£145,000	£821/mo	+3.1%/yr	+0.46%/yr145k people	77
142	LS8Leeds	6.79%	£175,000	£990/mo	+3.7%/yr	+0.93%/yr845k people	116
143	NG17Ashfield	6.79%	£132,500	£750/mo	+4.5%/yr	+0.59%/yr130k people	54
144	NG6Nottingham	6.79%	£157,000	£889/mo	+4.8%/yr	+0.65%/yr331k people	41
145	BB11Burnley	6.78%	£102,000	£576/mo	+3.3%/yr	+1.12%/yr99k people	38
146	S9Sheffield	6.77%	£134,000	£756/mo	+3.8%/yr	—	20
147	WA7Cheshire West and Chester	6.77%	£145,000	£818/mo	+4.2%/yr	+1%/yr372k people	58
148	WA9Warrington	6.77%	£131,000	£739/mo	+3.9%/yr	+0.35%/yr215k people	46
149	PO1Portsmouth	6.76%	£225,000	£1,267/mo	+4.5%/yr	+0.39%/yr214k people	35
150	S80Bassetlaw	6.76%	£115,000	£648/mo	+3.6%/yr	+0.92%/yr125k people	31

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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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).