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 |
|---|---|---|---|---|---|---|---|
| 1851 | E5Hackney | 3.67% | £1,165,000 | £3,562/mo | +3.2%/yr | +0.16%/yr266k people | 31 |
| 1852 | AL1St Albans | 3.66% | £614,500 | £1,873/mo | +4.1%/yr | +0.26%/yr151k people | 74 |
| 1853 | E11Redbridge | 3.66% | £732,500 | £2,237/mo | +4.3%/yr | +0.67%/yr322k people | 84 |
| 1854 | NE26North Tyneside | 3.66% | £375,000 | £1,145/mo | +3.4%/yr | +0.6%/yr215k people | 27 |
| 1855 | SM7Sutton | 3.65% | £582,500 | £1,772/mo | +3.9%/yr | +0.62%/yr214k people | 24 |
| 1856 | KT20Mole Valley | 3.64% | £460,000 | £1,397/mo | +2.8%/yr | +0.15%/yr89k people | 30 |
| 1857 | RG8South Oxfordshire | 3.64% | £450,000 | £1,365/mo | +3.3%/yr | +1.2%/yr158k people | 37 |
| 1858 | AL3St Albans | 3.63% | £625,000 | £1,889/mo | +4.1%/yr | +0.26%/yr151k people | 68 |
| 1859 | WA14Cheshire East | 3.63% | £412,000 | £1,247/mo | +3.9%/yr | +1.18%/yr425k people | 67 |
| 1860 | CO11Babergh | 3.62% | £310,000 | £935/mo | +4%/yr | +0.91%/yr98k people | 72 |
| 1861 | SL7Buckinghamshire | 3.62% | £582,000 | £1,754/mo | +3.6%/yr | +0.98%/yr584k people | 25 |
| 1862 | SA70Pembrokeshire | 3.61% | £267,475 | £805/mo | +2.8%/yr | +0.33%/yr126k people | 34 |
| 1863 | TF10Shropshire | 3.61% | £246,500 | £741/mo | +3.7%/yr | +0.7%/yr333k people | 39 |
| 1864 | SE16Lewisham | 3.59% | £727,500 | £2,176/mo | +3.6%/yr | +0.19%/yr301k people | 70 |
| 1865 | NW2Barnet | 3.57% | £700,000 | £2,082/mo | +3.2%/yr | +0.77%/yr408k people | 24 |
| 1866 | TW1Hounslow | 3.57% | £925,000 | £2,751/mo | +3.6%/yr | +0.85%/yr299k people | 36 |
| 1867 | W5Ealing | 3.57% | £827,000 | £2,458/mo | +3.5%/yr | +0.75%/yr387k people | 42 |
| 1868 | N16Hackney | 3.56% | £1,240,000 | £3,675/mo | +3.2%/yr | +0.16%/yr266k people | 29 |
| 1869 | SE10Greenwich | 3.54% | £850,000 | £2,506/mo | +4%/yr | +0.94%/yr301k people | 60 |
| 1870 | N12Barnet | 3.52% | £720,000 | £2,112/mo | +3.2%/yr | +0.77%/yr408k people | 21 |
| 1871 | TW10Kingston upon Thames | 3.5% | £790,000 | £2,305/mo | +2.9%/yr | +0.3%/yr173k people | 23 |
| 1872 | HP4Buckinghamshire | 3.49% | £625,000 | £1,818/mo | +3.6%/yr | +0.98%/yr584k people | 39 |
| 1873 | NR25North Norfolk | 3.49% | £285,000 | £830/mo | +4.1%/yr | +0.17%/yr104k people | 37 |
| 1874 | SE21Lambeth | 3.48% | £1,035,000 | £2,998/mo | +3.7%/yr | -0.27%/yr314k people | 40 |
| 1875 | SW4Lambeth | 3.48% | £1,185,050 | £3,435/mo | +3.7%/yr | -0.27%/yr314k people | 26 |
| 1876 | W12Ealing | 3.48% | £867,000 | £2,516/mo | +3.5%/yr | +0.75%/yr387k people | 39 |
| 1877 | W13Ealing | 3.48% | £867,500 | £2,517/mo | +3.5%/yr | +0.75%/yr387k people | 50 |
| 1878 | YO61North Yorkshire | 3.48% | £295,000 | £855/mo | +2.9%/yr | — | 45 |
| 1879 | CA12Cumberland | 3.46% | £310,000 | £895/mo | +3.4%/yr | — | 42 |
| 1880 | HP7Buckinghamshire | 3.46% | £600,000 | £1,728/mo | +3.6%/yr | +0.98%/yr584k people | 31 |
| 1881 | WA15Cheshire East | 3.45% | £450,000 | £1,295/mo | +3.9%/yr | +1.18%/yr425k people | 50 |
| 1882 | SE1Lambeth | 3.44% | £950,000 | £2,727/mo | +3.7%/yr | -0.27%/yr314k people | 61 |
| 1883 | SW17Merton | 3.44% | £777,500 | £2,227/mo | +3.4%/yr | +0.24%/yr219k people | 112 |
| 1884 | DE45Derbyshire Dales | 3.43% | £295,000 | £843/mo | +2.8%/yr | +0.16%/yr72k people | 25 |
| 1885 | SE24Lambeth | 3.43% | £1,180,000 | £3,376/mo | +3.7%/yr | -0.27%/yr314k people | 73 |
| 1886 | SE14Lewisham | 3.42% | £728,750 | £2,077/mo | +3.6%/yr | +0.19%/yr301k people | 20 |
| 1887 | TW11Richmond upon Thames | 3.41% | £890,000 | £2,529/mo | +3%/yr | +0.09%/yr197k people | 47 |
| 1888 | W3Ealing | 3.41% | £905,000 | £2,571/mo | +3.5%/yr | +0.75%/yr387k people | 21 |
| 1889 | N20Barnet | 3.39% | £730,000 | £2,064/mo | +3.2%/yr | +0.77%/yr408k people | 40 |
| 1890 | KT2Kingston upon Thames | 3.38% | £848,000 | £2,388/mo | +2.9%/yr | +0.3%/yr173k people | 32 |
| 1891 | RH2Mole Valley | 3.37% | £537,500 | £1,510/mo | +2.8%/yr | +0.15%/yr89k people | 30 |
| 1892 | SW20Kingston upon Thames | 3.36% | £860,000 | £2,405/mo | +2.9%/yr | +0.3%/yr173k people | 55 |
| 1893 | SE11Lambeth | 3.35% | £1,137,500 | £3,171/mo | +3.7%/yr | -0.27%/yr314k people | 26 |
| 1894 | W6Hammersmith and Fulham | 3.35% | £1,201,625 | £3,350/mo | +3.3%/yr | +0.16%/yr190k people | 30 |
| 1895 | SE23Lewisham | 3.34% | £764,145 | £2,127/mo | +3.6%/yr | +0.19%/yr301k people | 46 |
| 1896 | SW12Lambeth | 3.34% | £1,285,000 | £3,577/mo | +3.7%/yr | -0.27%/yr314k people | 34 |
| 1897 | E17Waltham Forest | 3.32% | £735,000 | £2,036/mo | +3.8%/yr | +0.33%/yr284k people | 199 |
| 1898 | E10Waltham Forest | 3.29% | £750,000 | £2,057/mo | +3.8%/yr | +0.33%/yr284k people | 72 |
| 1899 | WR12Cotswold | 3.28% | £347,500 | £950/mo | +4%/yr | +0.71%/yr92k people | 25 |
| 1900 | SW8Lambeth | 3.27% | £1,015,000 | £2,769/mo | +3.7%/yr | -0.27%/yr314k people | 57 |
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.
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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.
Compare areasFrequently 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).