Highest gross yields

1Newcastle upon Tyne£1,097 / £195,5976.73%
2Manchester£1,312 / £243,9786.45%
3Portsmouth£1,338 / £250,6616.41%
4Blackpool£664 / £125,8666.33%
5Southampton£1,216 / £235,2256.20%
6Gateshead£757 / £146,8026.19%
7Nottingham£982 / £191,2436.16%
8Kingston upon Hull, City of£644 / £126,2016.12%
9Norwich£1,136 / £222,6926.12%
10Bristol, City of£1,753 / £344,7886.10%

Lowest gross yields

285Uttlesford£1,276 / £466,7883.28%
286East Devon£909 / £334,1933.26%
287Richmond upon Thames£2,222 / £821,6523.25%
288Melton£746 / £277,8233.22%
289Malvern Hills£868 / £324,9933.20%
290Waverley£1,504 / £565,5033.19%
291South Hams£976 / £387,6563.02%
292Kensington and Chelsea£3,616 / £1,461,7082.97%
293Elmbridge£1,849 / £760,8532.92%
294Derbyshire Dales£756 / £316,4192.87%

thin = latest published monthly sales volume is below this index's suppression threshold — read with caution, and do not compare directly against high-volume areas (see Methodology).

Headline rankings (the highest and lowest tables) exclude local authorities flagged thin (low monthly sales volume); those areas appear in the full table below, flagged. A sort of the full table or CSV will therefore not reproduce the headline lists.

Full ranked table — every included local authority

Rank	Local authority	Gross yield %	Avg monthly rent	Avg price	Sales volume
1	Newcastle upon Tyne	6.73	£1,097	£195,597	321
2	Manchester	6.45	£1,312	£243,978	403
3	Portsmouth	6.41	£1,338	£250,661	175
4	Blackpool	6.33	£664	£125,866	189
5	Southampton	6.20	£1,216	£235,225	190
6	Gateshead	6.19	£757	£146,802	257
7	Nottingham	6.16	£982	£191,243	248
8	Kingston upon Hull, City of	6.12	£644	£126,201	333
9	Norwich	6.12	£1,136	£222,692	139
10	Bristol, City of	6.10	£1,753	£344,788	404
11	Burnley	5.95	£607	£122,416	114
12	Liverpool	5.92	£854	£173,051	389
13	Hyndburn	5.91	£618	£125,403	99
14	Sunderland	5.91	£673	£136,742	363
15	Middlesbrough	5.90	£664	£134,992	152
16	Lincoln	5.82	£893	£184,282	103
17	Salford	5.66	£1,121	£237,614	278
18	Harlow	5.65	£1,450	£308,171	73
19	County Durham	5.62	£604	£129,058	721
20	Leeds	5.62	£1,103	£235,667	862
21	Gosport	5.61	£1,084	£231,863	97
22	Stoke-on-Trent	5.60	£675	£144,552	268
23	Birmingham	5.55	£1,059	£229,092	793
24	Coventry	5.55	£997	£215,752	331
25	Barking and Dagenham	5.50	£1,633	£356,111	86
26	Newham	5.47	£1,851	£405,877	140
27	Watford	5.45	£1,751	£385,454	77
28	Exeter	5.44	£1,297	£285,983	144
29	Gloucester	5.44	£1,034	£228,292	159
30	Pendle	5.43	£623	£137,728	110
31	Tower Hamlets	5.43	£2,364	£522,884	253
32	Boston	5.40	£791	£175,767	87
33	Brighton and Hove	5.40	£1,830	£406,554	250
34	Dartford	5.37	£1,518	£339,143	115
35	St. Helens	5.37	£752	£167,959	215
36	South Tyneside	5.36	£688	£153,926	163
37	Plymouth	5.34	£949	£213,400	304
38	Stevenage	5.34	£1,375	£308,860	65
39	Redcar and Cleveland	5.33	£629	£141,742	187
40	Slough	5.33	£1,529	£344,543	88
41	Crawley	5.32	£1,435	£323,605	94
42	Eastbourne	5.32	£1,160	£261,428	137
43	Leicester	5.32	£997	£224,697	182
44	Preston	5.28	£736	£167,398	179
45	Ipswich	5.19	£958	£221,477	121
46	Reading	5.18	£1,543	£357,603	167
47	Bath and North East Somerset	5.17	£1,747	£405,204	187
48	Blackburn with Darwen	5.17	£676	£156,865	197
49	Hartlepool	5.15	£555	£129,299	161
50	Bournemouth, Christchurch and Poole	5.13	£1,358	£317,650	377
51	Sandwell	5.13	£874	£204,439	216
52	Stockton-on-Tees	5.13	£704	£164,523	284
53	Hackney	5.10	£2,557	£601,401	159
54	Lambeth	5.09	£2,401	£566,087	277
55	North East Lincolnshire	5.09	£599	£141,105	218
56	Sheffield	5.08	£886	£209,179	493
57	Darlington	5.07	£643	£152,284	176
58	Luton	5.07	£1,190	£281,899	164
59	Tameside	5.06	£871	£206,471	238
60	Derby	5.05	£840	£199,483	248
61	Wolverhampton	5.05	£842	£200,267	197
62	Calderdale	5.02	£733	£175,111	238
63	Knowsley	5.01	£762	£182,594	190
64	South Gloucestershire	5.01	£1,390	£332,650	367
65	Bolton	4.99	£804	£193,347	248
66	Worthing	4.99	£1,298	£312,304	153
67	North Tyneside	4.97	£796	£192,226	319
68	Peterborough	4.97	£961	£231,915	217
69	Swindon	4.96	£1,052	£254,607	318
70	Rossendale	4.95	£763	£184,861	100
71	Southwark	4.95	£2,353	£570,344	315
72	Bradford	4.94	£718	£174,523	553
73	Sefton	4.94	£882	£214,239	294
74	Medway	4.93	£1,203	£292,666	281
75	Ashfield	4.91	£754	£184,321	191
76	Oldham	4.90	£834	£204,368	227
77	Bury	4.88	£939	£230,723	219
78	Thurrock	4.88	£1,301	£320,031	153
79	Mansfield	4.85	£758	£187,630	150
80	Rushmoor	4.85	£1,297	£320,992	121
81	Broxbourne	4.84	£1,635	£405,029	108
82	Tamworth	4.84	£912	£226,076	112
83	Walsall	4.82	£844	£210,017	229
84	Lancaster	4.81	£764	£190,456	122
85	Doncaster	4.80	£653	£163,368	336
86	Greenwich	4.80	£1,873	£467,785	203
87	Thanet	4.80	£1,066	£266,556	153
88	Hastings	4.78	£990	£248,515	90
89	Milton Keynes	4.77	£1,293	£325,431	284
90	North Somerset	4.77	£1,164	£292,812	344
91	Wakefield	4.77	£753	£189,479	396
92	Wirral	4.77	£794	£199,922	353
93	Oxford	4.72	£1,853	£470,979	106
94	Southend-on-Sea	4.70	£1,230	£314,048	194
95	Tendring	4.70	£998	£254,996	237
96	Cumberland	4.68	£628	£160,941	331
97	Colchester	4.67	£1,164	£298,944	234
98	Nuneaton and Bedworth	4.66	£859	£221,153	202
99	West Suffolk	4.66	£1,135	£292,080	260
100	Barnsley	4.65	£642	£165,644	315
101	Newcastle-under-Lyme	4.65	£765	£197,466	136
102	Torbay	4.65	£875	£225,667	162
103	Eastleigh	4.64	£1,173	£303,416	172
104	Rochdale	4.64	£777	£201,020	215
105	Solihull	4.63	£1,242	£321,563	223
106	Erewash	4.62	£819	£212,838	123
107	Broxtowe	4.61	£952	£248,019	160
108	Chesterfield	4.61	£734	£190,980	140
109	Arun	4.56	£1,188	£312,353	238
110	Cheltenham	4.56	£1,210	£318,505	122
111	Great Yarmouth	4.56	£776	£204,049	114
112	York	4.56	£1,122	£295,454	234
113	Croydon	4.55	£1,525	£402,262	313
114	Fylde	4.54	£814	£215,311	86
115	Swale	4.54	£1,079	£285,477	215
116	Wyre	4.54	£688	£182,030	155
117	Bolsover	4.53	£667	£176,569	139
118	Wigan	4.53	£693	£183,533	400
119	East Staffordshire	4.52	£808	£214,362	189
120	Cherwell	4.48	£1,272	£340,639	211
121	North Northamptonshire	4.48	£928	£248,358	550
122	South Ribble	4.48	£755	£202,185	171
123	Halton	4.47	£693	£186,095	132
124	Worcester	4.47	£929	£249,580	136
125	Wyre Forest	4.47	£841	£225,958	138
126	Cambridge	4.46	£1,773	£476,554	96
127	Dudley	4.46	£818	£219,862	353
128	Gravesham	4.46	£1,251	£336,748	84
129	Hounslow	4.46	£1,886	£507,295	163
130	Bexley	4.45	£1,485	£400,782	197
131	Canterbury	4.45	£1,213	£327,380	211
132	Oadby and Wigston	4.44	£978	£264,189	64
133	Isle of Wight	4.43	£879	£238,254	178
134	Woking	4.43	£1,648	£445,948	97
135	Basildon	4.42	£1,339	£363,903	201
136	Fenland	4.42	£807	£219,337	155
137	Gedling	4.42	£871	£236,559	179
138	Cheshire West and Chester	4.41	£926	£251,797	404
139	Enfield	4.41	£1,724	£469,549	185
140	Islington	4.41	£2,697	£733,910	136
141	Trafford	4.40	£1,332	£363,513	224
142	Westmorland and Furness	4.40	£760	£207,203	311
143	Telford and Wrekin	4.39	£797	£217,706	246
144	Braintree	4.38	£1,183	£324,065	212
145	Cannock Chase	4.37	£811	£222,820	111
146	West Northamptonshire	4.37	£1,041	£285,931	565
147	Havant	4.36	£1,121	£308,486	130
148	Lewisham	4.36	£1,778	£489,213	219
149	Adur	4.35	£1,352	£373,198	77
150	High Peak	4.35	£868	£239,191	123
151	Tonbridge and Malling	4.35	£1,433	£395,244	163
152	North Lincolnshire	4.34	£610	£168,501	170
153	Cornwall	4.33	£966	£267,805	660
154	Rugby	4.31	£991	£275,694	196
155	Bracknell Forest	4.30	£1,426	£397,515	156
156	Chorley	4.30	£735	£204,987	117
157	Fareham	4.30	£1,168	£325,730	176
158	King's Lynn and West Norfolk	4.30	£898	£250,754	161
159	Redditch	4.29	£876	£244,918	99
160	Spelthorne	4.29	£1,615	£451,231	92
161	Bedford	4.27	£1,125	£315,920	212
162	Chelmsford	4.27	£1,378	£387,261	206
163	Dover	4.26	£938	£264,128	156
164	Folkestone and Hythe	4.26	£1,057	£297,532	138
165	Brent	4.25	£1,999	£563,829	189
166	Kirklees	4.25	£691	£195,267	496
167	Maidstone	4.25	£1,246	£351,422	222
168	Somerset	4.23	£950	£269,612	680
169	Wandsworth	4.23	£2,519	£715,290	360
170	Haringey	4.22	£2,175	£619,045	152
171	Rotherham	4.22	£653	£185,622	328
172	Dacorum	4.21	£1,584	£451,320	131
173	Redbridge	4.21	£1,682	£479,488	127
174	Hinckley and Bosworth	4.20	£890	£254,198	163
175	Bassetlaw	4.19	£705	£201,735	187
176	Amber Valley	4.18	£768	£220,461	167
177	Ashford	4.18	£1,199	£343,894	149
178	Warrington	4.18	£848	£243,626	234
179	North Warwickshire	4.17	£915	£263,404	85
180	West Lindsey	4.17	£672	£193,280	125
181	Havering	4.16	£1,522	£439,519	208
182	Newark and Sherwood	4.16	£772	£222,812	197
183	North Hertfordshire	4.16	£1,361	£392,880	156
184	Central Bedfordshire	4.15	£1,197	£346,253	473
185	Charnwood	4.15	£922	£266,660	232
186	Ealing	4.15	£2,041	£590,658	227
187	Stockport	4.15	£1,051	£304,206	377
188	Lewes	4.14	£1,247	£361,805	99
189	Rother	4.14	£1,157	£335,760	78
190	South Holland	4.12	£737	£214,847	142
191	Waltham Forest	4.12	£1,751	£510,139	202
192	Runnymede	4.11	£1,619	£472,934	84
193	South Derbyshire	4.11	£840	£245,059	174
194	Sutton	4.10	£1,521	£445,058	157
195	Basingstoke and Deane	4.09	£1,274	£373,849	210
196	Huntingdonshire	4.09	£1,012	£297,124	260
197	Vale of White Horse	4.09	£1,329	£390,028	265
198	Warwick	4.09	£1,215	£356,400	210
199	Welwyn Hatfield	4.09	£1,452	£426,294	94
200	Epping Forest	4.08	£1,741	£511,762	120
201	Northumberland	4.08	£645	£189,728	473
202	Stafford	4.07	£843	£248,843	184
203	Surrey Heath	4.07	£1,474	£434,685	82
204	Merton	4.05	£2,058	£609,581	168
205	Reigate and Banstead	4.04	£1,605	£477,127	155
206	West Lancashire	4.03	£747	£222,212	131
207	Breckland	4.02	£893	£266,673	191
208	South Kesteven	4.02	£838	£249,938	199
209	North East Derbyshire	4.00	£755	£226,370	132
210	East Hertfordshire	3.97	£1,469	£443,546	200
211	Blaby	3.96	£931	£282,028	154
212	Hammersmith and Fulham	3.96	£2,759	£836,052	150
213	Sevenoaks	3.96	£1,738	£526,267	103
214	North Kesteven	3.93	£775	£236,688	154
215	South Cambridgeshire	3.92	£1,357	£415,647	204
216	Castle Point	3.91	£1,194	£366,081	110
217	New Forest	3.91	£1,225	£376,190	210
218	East Lindsey	3.90	£657	£202,119	187
219	Staffordshire Moorlands	3.89	£675	£208,321	143
220	East Riding of Yorkshire	3.88	£689	£212,870	584
221	Harrow	3.88	£1,717	£531,242	126
222	Hertsmere	3.86	£1,755	£546,175	84
223	Hillingdon	3.86	£1,536	£477,245	241
224	Horsham	3.86	£1,411	£439,127	179
225	Winchester	3.86	£1,451	£450,600	181
226	Cheshire East	3.83	£923	£289,322	607
227	Mid Sussex	3.82	£1,374	£431,407	172
228	Wealden	3.82	£1,241	£389,975	218
229	Tunbridge Wells	3.81	£1,456	£458,652	140
230	East Cambridgeshire	3.79	£1,024	£324,474	112
231	Rochford	3.78	£1,233	£391,142	136
232	West Berkshire	3.78	£1,266	£401,791	196
233	Kingston upon Thames	3.76	£1,813	£578,141	125
234	Mid Suffolk	3.76	£947	£302,533	170
235	North Yorkshire	3.76	£823	£262,533	822
236	Wiltshire	3.76	£1,003	£320,117	596
237	Dorset	3.75	£1,002	£320,228	495
238	Lichfield	3.75	£1,013	£323,877	140
239	North West Leicestershire	3.74	£827	£265,117	178
240	Tandridge	3.74	£1,571	£503,732	91
241	Bromley	3.73	£1,634	£525,204	347
242	Camden	3.73	£2,804	£902,485	127
243	Rushcliffe	3.72	£1,011	£326,296	186
244	South Norfolk	3.72	£950	£306,119	201
245	Tewkesbury	3.69	£958	£311,649	174
246	South Oxfordshire	3.68	£1,382	£450,488	179
247	South Staffordshire	3.68	£900	£293,194	111
248	Teignbridge	3.67	£922	£301,175	185
249	Torridge	3.67	£767	£251,081	94
250	West Oxfordshire	3.66	£1,291	£423,409	162
251	Broadland	3.65	£894	£294,047	195
252	Test Valley	3.65	£1,136	£373,110	147
253	Barnet	3.62	£1,872	£621,373	286
254	Brentwood	3.62	£1,572	£521,616	85
255	Three Rivers	3.61	£1,766	£587,150	71
256	Buckinghamshire	3.60	£1,411	£470,348	566
257	Epsom and Ewell	3.60	£1,687	£561,710	85
258	Windsor and Maidenhead	3.60	£1,767	£589,267	134
259	Rutland	3.59	£938	£313,895	38 thin
260	St Albans	3.59	£1,869	£624,457	157
261	Mid Devon	3.58	£858	£287,287	111
262	North Devon	3.57	£840	£282,257	110
263	Harborough	3.56	£935	£315,183	175
264	Wychavon	3.56	£922	£310,767	152
265	Guildford	3.54	£1,637	£555,636	140
266	Cotswold	3.53	£1,175	£399,688	98
267	Chichester	3.52	£1,290	£440,244	139
268	East Suffolk	3.51	£806	£275,379	319
269	Stroud	3.51	£978	£334,424	136
270	Bromsgrove	3.49	£968	£333,044	106
271	Hart	3.49	£1,364	£469,026	124
272	Shropshire	3.48	£786	£270,738	379
273	Babergh	3.47	£932	£322,405	110
274	Forest of Dean	3.46	£816	£283,178	95
275	Herefordshire, County of	3.43	£790	£276,440	219
276	West Devon	3.43	£825	£288,280	78
277	Maldon	3.42	£1,090	£382,830	84
278	Westminster	3.42	£3,251	£1,140,392	168
279	Mole Valley	3.41	£1,525	£536,361	87
280	East Hampshire	3.37	£1,248	£444,745	151
281	Ribble Valley	3.37	£770	£273,831	103
282	Stratford-on-Avon	3.36	£1,084	£387,187	190
283	Wokingham	3.34	£1,435	£515,370	183
284	North Norfolk	3.33	£820	£295,923	93
285	Uttlesford	3.28	£1,276	£466,788	138
286	East Devon	3.26	£909	£334,193	222
287	Richmond upon Thames	3.25	£2,222	£821,652	194
288	Melton	3.22	£746	£277,823	105
289	Malvern Hills	3.20	£868	£324,993	130
290	Waverley	3.19	£1,504	£565,503	148
291	South Hams	3.02	£976	£387,656	143
292	Kensington and Chelsea	2.97	£3,616	£1,461,708	119
293	Elmbridge	2.92	£1,849	£760,853	143
294	Derbyshire Dales	2.87	£756	£316,419	91

Download full table (CSV)

Regional breakdown

Regional breakdown available from March 2026 onward — earlier editions cover local authorities only. Regional rent figures were not published for this period, so no regional yields are shown; the full local-authority index above is unaffected.

Methodology

Formula: gross yield % = (average monthly rent × 12) ÷ average house price × 100

Sources: ONS (Price Index of Private Rents) (as at 22 July 2026); HM Land Registry (UK House Price Index) (as at 1 July 2026).

Coverage: 294 local authorities included, 0 excluded.

Excluded: none

Thin-LA handling

An LA whose latest published monthly sales volume is below 50 is flagged thin.

HM Land Registry itself warns that local-authority House Price Index averages are based on monthly sales volumes that can be small, which makes month-to-month movements volatile for lower-volume areas. Local authorities flagged 'thin' below are those whose latest published monthly sales volume falls under this index's suppression threshold. Read a thin-flagged figure with caution, and do not compare it directly against high-volume areas as if the two were equally stable measurements.

Headline rankings

What this index is — and is not

The average rented property and the average sold property are not the same property. This index divides an aggregate rent series by an aggregate price series, so it measures the relative gross-yield attractiveness of an area — NOT an achievable return on any specific purchase.

This is a GROSS yield: rent over price, before any costs. It models no voids, management, maintenance, tax, or finance, and forecasts nothing. It is a measurement, not investment advice.

Revision policy

Each published edition is immutable at its own URL and is never edited after release. Both inputs (ONS PIPR rent, HM Land Registry HPI price) are themselves revised at source after first publication. Where a prior edition's underlying figure is later revised, that revision is not applied retroactively — it appears in the NEXT edition, which shows the prior value alongside the current one and flags it as revised. Prior editions are never silently overwritten.

Retrospective edition

Retrospective editions are computed from the latest published data for each period — not the data as it stood at the time. ONS and HM Land Registry revise their figures, so a retrospective edition is not what would have been published then. Retrospective editions therefore carry no revision flags; revision tracking begins with the first live edition.

Sources

Derived: UKPP Rental Yield Index (ukppyield:*:gross_yield) — June 2025
← Rent input: ONS (Price Index of Private Rents), as at 22 July 2026
← Price input: HM Land Registry (UK House Price Index), as at 1 July 2026