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
551	LS16Leeds	5.76%	£255,000	£1,224/mo	+3.7%/yr	+0.78%/yr841k people	63
552	LS18Leeds	5.76%	£265,075	£1,272/mo	+3.7%/yr	+0.78%/yr841k people	50
553	NE62Northumberland	5.76%	£115,500	£554/mo	+3.1%/yr	+0.61%/yr334k people	44
554	SA15Carmarthenshire	5.76%	£135,000	£648/mo	+3.6%/yr	+0.3%/yr190k people	78
555	WA5Warrington	5.76%	£185,000	£888/mo	+3.9%/yr	+0.28%/yr215k people	82
556	WF7Wakefield	5.76%	£164,500	£790/mo	+3.5%/yr	+1.02%/yr369k people	52
557	BD2Bradford	5.75%	£145,000	£695/mo	+3.7%/yr	+0.42%/yr558k people	65
558	LA3Lancaster	5.75%	£171,250	£820/mo	+3.1%/yr	+0.51%/yr145k people	30
559	LL29Conwy	5.75%	£158,200	£758/mo	+3.5%/yr	-0.08%/yr114k people	22
560	NN10Bedford	5.75%	£205,000	£983/mo	+4.6%/yr	+1.45%/yr196k people	73
561	PL11Cornwall	5.75%	£197,500	£947/mo	+3.7%/yr	+0.66%/yr585k people	25
562	RG1Reading	5.75%	£320,000	£1,534/mo	+3.9%/yr	+0.83%/yr184k people	79
563	WF2Wakefield	5.75%	£165,000	£791/mo	+3.5%/yr	+1.02%/yr369k people	47
564	PR6Blackburn with Darwen	5.74%	£168,000	£804/mo	+3.9%/yr	+0.85%/yr164k people	73
565	S40Chesterfield	5.74%	£150,000	£717/mo	+3.5%/yr	+0.19%/yr106k people	51
566	S41Chesterfield	5.74%	£150,000	£717/mo	+3.5%/yr	+0.19%/yr106k people	48
567	SA9Carmarthenshire	5.74%	£144,000	£689/mo	+3.6%/yr	+0.3%/yr190k people	68
568	ST16Stafford	5.74%	£180,000	£861/mo	+3.8%/yr	+0.86%/yr143k people	62
569	WV10Wolverhampton	5.74%	£197,500	£944/mo	+5.1%/yr	+0.95%/yr281k people	48
570	CW9Cheshire East	5.73%	£165,500	£790/mo	+3.9%/yr	+1.18%/yr425k people	51
571	GU14Guildford	5.73%	£326,500	£1,558/mo	+3.1%/yr	+0.72%/yr152k people	66
572	IP24Breckland	5.73%	£180,000	£859/mo	+4.3%/yr	+0.88%/yr148k people	45
573	MK5Milton Keynes	5.73%	£282,500	£1,348/mo	+4.4%/yr	+1.36%/yr309k people	22
574	NG11Nottingham	5.73%	£216,500	£1,034/mo	+4.8%/yr	+0.39%/yr326k people	62
575	NG16Amber Valley	5.73%	£150,500	£719/mo	+4%/yr	+0.71%/yr132k people	76
576	NR19Breckland	5.73%	£180,000	£859/mo	+4.3%/yr	+0.88%/yr148k people	33
577	WA6Cheshire West and Chester	5.73%	£212,000	£1,013/mo	+4.3%/yr	+0.98%/yr374k people	53
578	WF1Wakefield	5.73%	£166,500	£795/mo	+3.5%/yr	+1.02%/yr369k people	42
579	CB9Braintree	5.72%	£228,000	£1,087/mo	+4.8%/yr	+0.99%/yr166k people	61
580	CO1Colchester	5.72%	£250,000	£1,191/mo	+4.7%/yr	+0.94%/yr201k people	40
581	CV12North Warwickshire	5.72%	£186,000	£886/mo	+4.7%/yr	+0.77%/yr68k people	24
582	HU12East Riding of Yorkshire	5.72%	£140,000	£667/mo	+3.3%/yr	+0.74%/yr360k people	20
583	IP1Ipswich	5.72%	£190,000	£905/mo	+4.8%/yr	-0.02%/yr139k people	50
584	NN17North Northamptonshire	5.72%	£195,000	£930/mo	+4.9%/yr	+1.25%/yr380k people	48
585	TR4Cornwall	5.72%	£220,000	£1,049/mo	+3.7%/yr	+0.66%/yr585k people	49
586	BH1Bournemouth, Christchurch and Poole	5.71%	£272,500	£1,297/mo	+4.3%/yr	+0.33%/yr406k people	28
587	CA8Cumberland	5.71%	£151,000	£719/mo	+3.4%/yr	—	33
588	HD4Kirklees	5.71%	£147,000	£699/mo	+4%/yr	+0.34%/yr446k people	53
589	LL22Conwy	5.71%	£160,000	£762/mo	+3.5%/yr	-0.08%/yr114k people	41
590	NN1West Northamptonshire	5.71%	£215,000	£1,023/mo	+4.3%/yr	+1.11%/yr444k people	85
591	PL18Cornwall	5.71%	£219,500	£1,044/mo	+3.7%/yr	+0.66%/yr585k people	34
592	PL6Plymouth	5.71%	£213,750	£1,017/mo	+3.6%/yr	+0.31%/yr271k people	108
593	B43Birmingham	5.7%	£226,000	£1,074/mo	+4.5%/yr	+0.54%/yr1177k people	23
594	BN27Wealden	5.7%	£247,500	£1,176/mo	+3.6%/yr	+0.8%/yr168k people	44
595	DN9Doncaster	5.7%	£160,000	£760/mo	+3.4%/yr	+0.6%/yr323k people	25
596	L25Liverpool	5.7%	£205,000	£973/mo	+4.4%/yr	+0.78%/yr508k people	38
597	LS20Leeds	5.7%	£270,000	£1,283/mo	+3.7%/yr	+0.78%/yr841k people	29
598	LS24Leeds	5.7%	£241,000	£1,145/mo	+3.7%/yr	+0.78%/yr841k people	42
599	PO5Portsmouth	5.7%	£315,000	£1,495/mo	+4.5%/yr	+0.17%/yr211k people	41
600	PO6Portsmouth	5.7%	£315,000	£1,495/mo	+4.5%/yr	+0.17%/yr211k people	77

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).