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
1901	SR7Sunderland	7.52%	£103,500	£649/mo	+2.8%/yr	+0.42%/yr287k people	80
1902	DH6County Durham	7.55%	£103,000	£648/mo	+3.1%/yr	+0.48%/yr539k people	63
1903	M38Salford	7.58%	£165,000	£1,042/mo	+5.7%/yr	+1.86%/yr297k people	45
1904	TS6Redcar and Cleveland	7.61%	£91,500	£580/mo	+2.5%/yr	+0.3%/yr140k people	30
1905	TS8Middlesbrough	7.63%	£130,000	£827/mo	+3.2%/yr	+0.91%/yr153k people	49
1906	L7Liverpool	7.64%	£135,000	£860/mo	+4.4%/yr	+0.78%/yr508k people	59
1907	TS5Middlesbrough	7.66%	£120,000	£766/mo	+3.2%/yr	+0.91%/yr153k people	44
1908	FY1Blackpool	7.71%	£105,000	£675/mo	+2.7%/yr	+0.12%/yr143k people	90
1909	BS39Bath and North East Somerset	7.72%	£272,500	£1,753/mo	+5%/yr	+0.96%/yr201k people	24
1910	NE4Newcastle upon Tyne	7.73%	£186,000	£1,198/mo	+5.2%/yr	+1.09%/yr321k people	23
1911	BA3Bath and North East Somerset	7.76%	£270,000	£1,745/mo	+5%/yr	+0.96%/yr201k people	63
1912	FY7Wyre	7.78%	£113,500	£736/mo	+2.8%/yr	+1.06%/yr121k people	55
1913	M12Manchester	7.78%	£177,750	£1,152/mo	+5.1%/yr	+1.18%/yr588k people	40
1914	L5Liverpool	7.79%	£137,500	£893/mo	+4.4%/yr	+0.78%/yr508k people	45
1915	DN1Doncaster	7.82%	£93,000	£606/mo	+3.4%/yr	+0.6%/yr323k people	41
1916	DN32North East Lincolnshire	7.85%	£88,000	£576/mo	+2.6%/yr	+0.06%/yr160k people	83
1917	DL15County Durham	7.86%	£94,750	£621/mo	+3.1%/yr	+0.48%/yr539k people	66
1918	NP24Caerphilly	7.86%	£98,500	£645/mo	+4.2%/yr	-0.12%/yr176k people	40
1919	M29Salford	7.88%	£145,601	£956/mo	+5.7%/yr	+1.86%/yr297k people	20
1920	LS9Leeds	7.92%	£140,000	£924/mo	+3.7%/yr	+0.78%/yr841k people	57
1921	L28Liverpool	7.96%	£120,000	£796/mo	+4.4%/yr	+0.78%/yr508k people	22
1922	CF43Rhondda Cynon Taf	8.01%	£92,000	£614/mo	+4.5%/yr	+0.24%/yr241k people	49
1923	LS11Leeds	8.03%	£136,500	£913/mo	+3.7%/yr	+0.78%/yr841k people	40
1924	DH9County Durham	8.04%	£90,780	£608/mo	+3.1%/yr	+0.48%/yr539k people	114
1925	DN40North East Lincolnshire	8.09%	£89,999	£607/mo	+2.6%/yr	+0.06%/yr160k people	21
1926	TS29County Durham	8.09%	£85,750	£578/mo	+3.1%/yr	+0.48%/yr539k people	36
1927	DH5County Durham	8.1%	£89,500	£604/mo	+3.1%/yr	+0.48%/yr539k people	40
1928	NE6Newcastle upon Tyne	8.12%	£168,500	£1,140/mo	+5.2%/yr	+1.09%/yr321k people	76
1929	CA26Cumberland	8.22%	£82,000	£562/mo	+3.4%/yr	—	31
1930	S4Sheffield	8.23%	£100,000	£686/mo	+3.8%/yr	—	38
1931	DL14County Durham	8.3%	£85,000	£588/mo	+3.1%/yr	+0.48%/yr539k people	111
1932	DN31North East Lincolnshire	8.38%	£77,500	£541/mo	+2.6%/yr	+0.06%/yr160k people	37
1933	TS27County Durham	8.5%	£81,000	£574/mo	+3.1%/yr	+0.48%/yr539k people	30
1934	NE5Newcastle upon Tyne	8.57%	£151,000	£1,079/mo	+5.2%/yr	+1.09%/yr321k people	94
1935	SR8County Durham	8.69%	£77,750	£563/mo	+3.1%/yr	+0.48%/yr539k people	84
1936	DL4Darlington	9.1%	£70,000	£531/mo	+3.4%/yr	+0.68%/yr113k people	35
1937	DL17County Durham	9.19%	£69,500	£532/mo	+3.1%/yr	+0.48%/yr539k people	32
1938	TS3Middlesbrough	9.21%	£83,000	£637/mo	+3.2%/yr	+0.91%/yr153k people	35
1939	NE15Newcastle upon Tyne	9.28%	£129,250	£999/mo	+5.2%/yr	+1.09%/yr321k people	64
1940	TS28County Durham	9.37%	£95,000	£742/mo	+3.1%/yr	+0.48%/yr539k people	30
1941	TS1Middlesbrough	9.49%	£78,000	£617/mo	+3.2%/yr	+0.91%/yr153k people	39
1942	NE17County Durham	10.19%	£73,000	£620/mo	+3.1%/yr	+0.48%/yr539k people	47

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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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).