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
51	M24Manchester	7.38%	£185,000	£1,137/mo	+5.1%/yr	+1.18%/yr588k people	79
52	TS17Middlesbrough	7.36%	£130,000	£797/mo	+3.2%/yr	+0.91%/yr153k people	41
53	ST6Stoke-on-Trent	7.35%	£106,000	£649/mo	+4.1%/yr	+0.69%/yr272k people	101
54	BB9Pendle	7.33%	£100,000	£611/mo	+3.7%/yr	+0.91%/yr100k people	132
55	WA10Knowsley	7.33%	£129,000	£788/mo	+3.9%/yr	+1.06%/yr164k people	79
56	CH41Wirral	7.32%	£117,000	£714/mo	+3.6%/yr	+0.28%/yr330k people	49
57	NE13Newcastle upon Tyne	7.32%	£207,500	£1,265/mo	+5.2%/yr	+1.09%/yr321k people	44
58	DL1Darlington	7.31%	£108,500	£661/mo	+3.4%/yr	+0.68%/yr113k people	78
59	M9Manchester	7.31%	£188,000	£1,146/mo	+5.1%/yr	+1.18%/yr588k people	34
60	DH8County Durham	7.3%	£110,000	£669/mo	+3.1%/yr	+0.48%/yr539k people	95
61	L32Knowsley	7.3%	£130,000	£791/mo	+3.9%/yr	+1.06%/yr164k people	21
62	M18Manchester	7.3%	£188,500	£1,147/mo	+5.1%/yr	+1.18%/yr588k people	26
63	M40Manchester	7.3%	£188,750	£1,148/mo	+5.1%/yr	+1.18%/yr588k people	52
64	HU3Kingston upon Hull, City of	7.29%	£112,000	£680/mo	+3.8%/yr	+0.39%/yr273k people	73
65	L33Knowsley	7.29%	£140,000	£851/mo	+3.9%/yr	+1.06%/yr164k people	45
66	NP4Monmouthshire	7.28%	£150,000	£910/mo	+4.4%/yr	+0.37%/yr95k people	72
67	FY4Blackpool	7.27%	£118,300	£717/mo	+2.7%/yr	+0.12%/yr143k people	80
68	DH4County Durham	7.26%	£111,000	£672/mo	+3.1%/yr	+0.48%/yr539k people	64
69	ST1Stoke-on-Trent	7.25%	£108,750	£657/mo	+4.1%/yr	+0.69%/yr272k people	60
70	S61Sheffield	7.24%	£117,500	£709/mo	+3.8%/yr	—	55
71	BS14Bristol, City of	7.21%	£290,000	£1,742/mo	+5.4%/yr	+0.92%/yr495k people	71
72	L4Liverpool	7.21%	£128,000	£769/mo	+4.4%/yr	+0.78%/yr508k people	58
73	NE39County Durham	7.21%	£113,000	£679/mo	+3.1%/yr	+0.48%/yr539k people	27
74	TS24Hartlepool	7.21%	£85,999	£517/mo	+1.8%/yr	+0.79%/yr100k people	33
75	L20Liverpool	7.2%	£128,500	£771/mo	+4.4%/yr	+0.78%/yr508k people	45
76	PR1Preston	7.2%	£120,000	£720/mo	+3.1%/yr	+1.58%/yr164k people	94
77	DL13County Durham	7.19%	£113,694	£681/mo	+3.1%/yr	+0.48%/yr539k people	40
78	DN21Bassetlaw	7.19%	£105,000	£629/mo	+3.7%/yr	+1.01%/yr126k people	78
79	PE21Boston	7.19%	£128,750	£771/mo	+3.2%/yr	+0.65%/yr72k people	36
80	CA25Cumberland	7.17%	£87,000	£520/mo	+3.4%/yr	—	39
81	CF42Rhondda Cynon Taf	7.16%	£115,000	£686/mo	+4.5%/yr	+0.24%/yr241k people	43
82	DH7County Durham	7.15%	£114,750	£684/mo	+3.1%/yr	+0.48%/yr539k people	91
83	NG19Ashfield	7.15%	£120,000	£715/mo	+4.5%/yr	+0.59%/yr131k people	46
84	BB11Burnley	7.14%	£93,000	£553/mo	+3.3%/yr	+1.24%/yr101k people	71
85	LA18Cumberland	7.12%	£92,500	£549/mo	+3.4%/yr	—	36
86	S14Sheffield	7.12%	£125,000	£742/mo	+3.8%/yr	—	44
87	DL5Darlington	7.11%	£115,000	£681/mo	+3.4%/yr	+0.68%/yr113k people	40
88	DN35North East Lincolnshire	7.11%	£107,500	£637/mo	+2.6%/yr	+0.06%/yr160k people	79
89	LN5Lincoln	7.11%	£150,500	£892/mo	+4.5%/yr	+0.39%/yr103k people	74
90	BS15Bristol, City of	7.09%	£300,000	£1,772/mo	+5.4%/yr	+0.92%/yr495k people	140
91	DL3Darlington	7.08%	£115,750	£683/mo	+3.4%/yr	+0.68%/yr113k people	88
92	FY3Blackpool	7.08%	£125,000	£737/mo	+2.7%/yr	+0.12%/yr143k people	68
93	LS12Leeds	7.08%	£175,000	£1,033/mo	+3.7%/yr	+0.78%/yr841k people	78
94	BS40Bath and North East Somerset	7.07%	£330,000	£1,944/mo	+5%/yr	+0.96%/yr201k people	27
95	DH2County Durham	7.07%	£117,500	£692/mo	+3.1%/yr	+0.48%/yr539k people	49
96	TS18Stockton-on-Tees	7.07%	£126,360	£744/mo	+3.2%/yr	+0.57%/yr207k people	33
97	DN7Doncaster	7.06%	£117,500	£691/mo	+3.4%/yr	+0.6%/yr323k people	44
98	NG18Ashfield	7.06%	£123,125	£724/mo	+4.5%/yr	+0.59%/yr131k people	40
99	WN8West Lancashire	7.06%	£129,950	£764/mo	+3.1%/yr	+0.85%/yr124k people	69
100	LS8Leeds	7.04%	£177,000	£1,039/mo	+3.7%/yr	+0.78%/yr841k people	35

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).