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
351	LS19Leeds	6.08%	£237,500	£1,204/mo	+3.7%/yr	+0.78%/yr841k people	47
352	PO4Portsmouth	6.08%	£276,000	£1,399/mo	+4.5%/yr	+0.17%/yr211k people	178
353	SA7Swansea	6.08%	£157,000	£795/mo	+3.8%/yr	+0.41%/yr249k people	51
354	TF1Telford and Wrekin	6.08%	£170,000	£862/mo	+3.5%/yr	+1.44%/yr199k people	41
355	YO15East Riding of Yorkshire	6.08%	£147,000	£745/mo	+3.3%/yr	+0.74%/yr360k people	53
356	CO16Tendring	6.07%	£220,000	£1,113/mo	+4.6%/yr	+1.17%/yr159k people	49
357	DE14East Staffordshire	6.07%	£157,500	£797/mo	+4.1%/yr	+1.12%/yr132k people	63
358	DN8Doncaster	6.07%	£130,000	£658/mo	+3.4%/yr	+0.6%/yr323k people	55
359	GL4Gloucester	6.07%	£215,000	£1,088/mo	+4.9%/yr	+0.79%/yr139k people	59
360	M25Manchester	6.07%	£272,500	£1,379/mo	+5.1%/yr	+1.18%/yr588k people	32
361	M35Oldham	6.07%	£177,500	£898/mo	+5.5%/yr	+0.8%/yr252k people	42
362	S81Bassetlaw	6.07%	£147,500	£746/mo	+3.7%/yr	+1.01%/yr126k people	38
363	B23Birmingham	6.06%	£200,000	£1,010/mo	+4.5%/yr	+0.54%/yr1177k people	59
364	NE3Newcastle upon Tyne	6.06%	£302,500	£1,528/mo	+5.2%/yr	+1.09%/yr321k people	101
365	NG15Ashfield	6.06%	£167,250	£844/mo	+4.5%/yr	+0.59%/yr131k people	62
366	WF13Kirklees	6.06%	£130,750	£660/mo	+4%/yr	+0.34%/yr446k people	44
367	HU5East Riding of Yorkshire	6.05%	£125,000	£630/mo	+3.3%/yr	+0.74%/yr360k people	195
368	HU8East Riding of Yorkshire	6.05%	£125,000	£630/mo	+3.3%/yr	+0.74%/yr360k people	81
369	LE18Blaby	6.05%	£185,500	£936/mo	+4.5%/yr	+1.16%/yr108k people	28
370	M7Manchester	6.05%	£280,000	£1,411/mo	+5.1%/yr	+1.18%/yr588k people	49
371	SA13Neath Port Talbot	6.05%	£135,000	£681/mo	+3.8%/yr	+0.17%/yr142k people	42
372	WS2Walsall	6.05%	£162,500	£819/mo	+4.5%/yr	+0.71%/yr296k people	36
373	WV12Wolverhampton	6.05%	£177,500	£895/mo	+5.1%/yr	+0.95%/yr281k people	22
374	B78Lichfield	6.04%	£200,000	£1,006/mo	+4.5%/yr	+1.01%/yr113k people	39
375	BB4Rossendale	6.04%	£160,000	£806/mo	+5.3%/yr	+0.63%/yr74k people	111
376	OL12Rochdale	6.04%	£160,000	£805/mo	+5%/yr	+1.03%/yr238k people	96
377	OL7Tameside	6.04%	£177,500	£893/mo	+5.6%/yr	+0.74%/yr241k people	26
378	PL5Plymouth	6.04%	£191,000	£961/mo	+3.6%/yr	+0.31%/yr271k people	118
379	WV3Wolverhampton	6.04%	£178,000	£896/mo	+5.1%/yr	+0.95%/yr281k people	25
380	BL5Bolton	6.03%	£170,000	£854/mo	+5.2%/yr	+0.84%/yr310k people	34
381	DN11Doncaster	6.03%	£145,000	£729/mo	+3.4%/yr	+0.6%/yr323k people	22
382	HU19East Riding of Yorkshire	6.03%	£126,000	£633/mo	+3.3%/yr	+0.74%/yr360k people	28
383	M26Bolton	6.03%	£170,000	£854/mo	+5.2%/yr	+0.84%/yr310k people	65
384	M31Trafford	6.03%	£212,228	£1,067/mo	+5%/yr	+0.36%/yr241k people	42
385	M46Bolton	6.03%	£170,000	£854/mo	+5.2%/yr	+0.84%/yr310k people	38
386	OL2Oldham	6.03%	£180,000	£905/mo	+5.5%/yr	+0.8%/yr252k people	83
387	PL15Cornwall	6.03%	£180,000	£904/mo	+3.7%/yr	+0.66%/yr585k people	35
388	SO18Southampton	6.03%	£264,000	£1,327/mo	+4%/yr	+0.58%/yr259k people	49
389	WF6Wakefield	6.03%	£150,000	£754/mo	+3.5%/yr	+1.02%/yr369k people	29
390	B10Birmingham	6.02%	£196,000	£984/mo	+4.5%/yr	+0.54%/yr1177k people	61
391	DL2Darlington	6.02%	£160,000	£803/mo	+3.4%/yr	+0.68%/yr113k people	31
392	LE67Charnwood	6.02%	£170,000	£853/mo	+4.5%/yr	+0.93%/yr190k people	105
393	LS22Leeds	6.02%	£242,000	£1,215/mo	+3.7%/yr	+0.78%/yr841k people	21
394	NG4Gedling	6.02%	£175,000	£878/mo	+4.3%/yr	+0.43%/yr121k people	54
395	WN4Wigan	6.02%	£148,500	£745/mo	+4.6%/yr	+0.79%/yr347k people	30
396	CA2Cumberland	6.01%	£129,950	£651/mo	+3.4%/yr	—	111
397	CF72Cardiff	6.01%	£210,000	£1,051/mo	+4.8%/yr	+0.82%/yr382k people	39
398	DE55Amber Valley	6.01%	£137,000	£686/mo	+4%/yr	+0.71%/yr132k people	63
399	NP19Newport	6.01%	£180,000	£902/mo	+5%/yr	+1.25%/yr169k people	135
400	S12Sheffield	6.01%	£170,000	£852/mo	+3.8%/yr	—	55

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.

Rental yield calculator

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).