Highest gross yields

1Newcastle upon Tyne£1,100 / £199,2716.62%
2Portsmouth£1,339 / £248,0546.48%
3Manchester£1,316 / £248,9526.34%
4Southampton£1,217 / £230,4486.34%
5Blackpool£668 / £128,8076.22%
6Nottingham£989 / £192,7026.16%
7Bristol, City of£1,765 / £345,5346.13%
8Gateshead£758 / £150,0096.06%
9Kingston upon Hull, City of£645 / £127,9566.05%
10Norwich£1,136 / £229,6415.94%

Lowest gross yields

285Uttlesford£1,284 / £469,7583.28%
286East Devon£910 / £335,6303.25%
287North Norfolk£823 / £303,5493.25%
288Melton£748 / £279,2493.21%
289Waverley£1,497 / £569,2363.16%
290Malvern Hills£867 / £332,7713.13%
291South Hams£978 / £375,8453.12%
292Kensington and Chelsea£3,601 / £1,428,2233.03%
293Elmbridge£1,848 / £737,4673.01%
294Derbyshire Dales£754 / £331,9792.73%

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	6.62	£1,100	£199,271	340
2	Portsmouth	6.48	£1,339	£248,054	194
3	Manchester	6.34	£1,316	£248,952	445
4	Southampton	6.34	£1,217	£230,448	222
5	Blackpool	6.22	£668	£128,807	213
6	Nottingham	6.16	£989	£192,702	256
7	Bristol, City of	6.13	£1,765	£345,534	521
8	Gateshead	6.06	£758	£150,009	220
9	Kingston upon Hull, City of	6.05	£645	£127,956	257
10	Norwich	5.94	£1,136	£229,641	140
11	Salford	5.91	£1,127	£228,761	350
12	Liverpool	5.90	£860	£175,020	439
13	Middlesbrough	5.90	£668	£135,916	157
14	Lincoln	5.89	£897	£182,776	116
15	Burnley	5.88	£610	£124,551	125
16	Sunderland	5.75	£673	£140,355	303
17	Hyndburn	5.72	£621	£130,202	117
18	Harlow	5.71	£1,458	£306,363	102
19	Gosport	5.67	£1,101	£233,145	95
20	Birmingham	5.58	£1,063	£228,412	896
21	Barking and Dagenham	5.54	£1,650	£357,320	126
22	Leeds	5.53	£1,100	£238,654	934
23	Newham	5.48	£1,874	£410,345	169
24	Tower Hamlets	5.46	£2,368	£520,912	244
25	Stoke-on-Trent	5.45	£674	£148,507	271
26	County Durham	5.44	£608	£134,010	728
27	Coventry	5.44	£996	£219,713	314
28	Exeter	5.44	£1,304	£287,690	141
29	Gloucester	5.42	£1,036	£229,389	190
30	Eastbourne	5.38	£1,158	£258,144	118
31	Slough	5.38	£1,531	£341,628	72
32	South Tyneside	5.38	£689	£153,631	186
33	Boston	5.35	£795	£178,371	62
34	Pendle	5.35	£627	£140,534	126
35	Crawley	5.33	£1,441	£324,552	100
36	Stevenage	5.32	£1,378	£310,745	88
37	Brighton and Hove	5.30	£1,828	£413,633	291
38	Redcar and Cleveland	5.26	£636	£145,231	172
39	Ipswich	5.25	£954	£218,241	138
40	St. Helens	5.25	£755	£172,535	201
41	Reading	5.24	£1,544	£353,459	200
42	Leicester	5.23	£1,001	£229,606	217
43	Plymouth	5.23	£951	£218,374	343
44	North East Lincolnshire	5.21	£600	£138,104	235
45	Watford	5.20	£1,764	£407,327	103
46	Blackburn with Darwen	5.19	£680	£157,243	174
47	Hartlepool	5.17	£559	£129,775	154
48	Bournemouth, Christchurch and Poole	5.15	£1,358	£316,677	465
49	Dartford	5.14	£1,524	£355,819	152
50	Stockton-on-Tees	5.13	£706	£165,127	268
51	Sandwell	5.10	£879	£206,796	232
52	Bath and North East Somerset	5.09	£1,751	£413,169	207
53	Lambeth	5.08	£2,417	£571,451	354
54	Preston	5.05	£742	£176,238	175
55	South Gloucestershire	5.05	£1,393	£330,823	372
56	Worthing	5.05	£1,303	£309,421	161
57	Luton	5.04	£1,192	£283,557	169
58	Tameside	5.02	£877	£209,664	248
59	Bolton	5.00	£805	£193,239	300
60	Sheffield	4.99	£889	£213,727	535
61	Darlington	4.98	£646	£155,517	156
62	Derby	4.97	£837	£201,996	237
63	Hackney	4.95	£2,563	£621,191	190
64	North Tyneside	4.94	£796	£193,517	295
65	Wolverhampton	4.94	£847	£205,809	219
66	Peterborough	4.91	£963	£235,341	200
67	Sefton	4.91	£886	£216,380	340
68	Southwark	4.91	£2,343	£572,624	288
69	Swindon	4.91	£1,050	£256,876	322
70	Knowsley	4.90	£765	£187,282	167
71	Medway	4.90	£1,206	£295,289	306
72	Ashfield	4.89	£756	£185,519	163
73	Broxbourne	4.89	£1,636	£401,724	125
74	Bradford	4.88	£725	£178,402	594
75	Mansfield	4.86	£758	£187,319	137
76	Rushmoor	4.86	£1,313	£324,288	118
77	Bury	4.85	£953	£236,023	218
78	Oldham	4.85	£839	£207,605	211
79	Thanet	4.85	£1,073	£265,429	170
80	Thurrock	4.85	£1,313	£325,100	176
81	Milton Keynes	4.82	£1,294	£322,039	284
82	Calderdale	4.81	£736	£183,445	267
83	Greenwich	4.80	£1,876	£469,287	235
84	Doncaster	4.78	£654	£164,155	369
85	Lancaster	4.77	£769	£193,474	163
86	Rossendale	4.77	£770	£193,793	110
87	Tamworth	4.77	£916	£230,311	103
88	Walsall	4.76	£843	£212,343	247
89	Hastings	4.74	£991	£251,058	127
90	Wakefield	4.73	£756	£191,595	432
91	Rochdale	4.70	£785	£200,593	227
92	Colchester	4.69	£1,169	£299,191	281
93	Nuneaton and Bedworth	4.69	£877	£224,628	145
94	Newcastle-under-Lyme	4.67	£766	£196,995	138
95	Torbay	4.67	£879	£225,702	187
96	Eastleigh	4.66	£1,173	£302,378	177
97	Oxford	4.66	£1,875	£482,907	125
98	North Somerset	4.63	£1,166	£302,228	331
99	West Suffolk	4.62	£1,135	£294,574	272
100	Erewash	4.60	£817	£213,337	126
101	Southend-on-Sea	4.60	£1,238	£323,166	205
102	Wirral	4.60	£797	£207,952	403
103	Cumberland	4.58	£631	£165,502	429
104	Tendring	4.58	£1,004	£263,254	234
105	Barnsley	4.56	£644	£169,383	276
106	Bolsover	4.56	£673	£177,238	104
107	Solihull	4.56	£1,240	£326,239	272
108	Islington	4.55	£2,694	£710,344	185
109	Chesterfield	4.54	£736	£194,385	134
110	Croydon	4.54	£1,531	£404,312	357
111	Gravesham	4.52	£1,256	£333,323	130
112	Swale	4.52	£1,093	£290,176	204
113	Broxtowe	4.50	£954	£254,604	137
114	Oadby and Wigston	4.50	£985	£262,694	57
115	Cheltenham	4.49	£1,208	£322,508	209
116	Cherwell	4.49	£1,276	£341,092	193
117	Great Yarmouth	4.49	£778	£208,018	135
118	Woking	4.49	£1,647	£440,450	127
119	Arun	4.48	£1,191	£319,349	255
120	North Northamptonshire	4.48	£936	£250,696	491
121	Wyre	4.48	£691	£185,189	179
122	Bexley	4.47	£1,512	£405,472	250
123	Cambridge	4.47	£1,773	£475,615	123
124	Fylde	4.47	£821	£220,512	117
125	Wigan	4.47	£697	£187,271	411
126	East Staffordshire	4.44	£807	£217,883	166
127	Enfield	4.44	£1,732	£468,380	233
128	Worcester	4.44	£929	£250,917	159
129	Canterbury	4.43	£1,212	£328,555	190
130	Fenland	4.43	£810	£219,172	128
131	Basildon	4.41	£1,343	£365,113	221
132	Dudley	4.41	£826	£224,539	328
133	York	4.41	£1,122	£305,266	263
134	Braintree	4.40	£1,184	£322,916	217
135	Lewisham	4.40	£1,785	£486,578	263
136	South Ribble	4.39	£760	£207,532	176
137	Telford and Wrekin	4.39	£804	£219,921	204
138	Cheshire West and Chester	4.37	£930	£255,595	458
139	Halton	4.37	£696	£191,144	145
140	Hounslow	4.37	£1,887	£518,065	186
141	Gedling	4.36	£871	£239,465	154
142	Wyre Forest	4.36	£843	£232,047	141
143	Adur	4.35	£1,358	£374,878	67
144	Trafford	4.35	£1,334	£367,952	291
145	West Northamptonshire	4.34	£1,045	£288,763	554
146	Chelmsford	4.33	£1,395	£386,572	247
147	North Warwickshire	4.30	£926	£258,340	90
148	Tonbridge and Malling	4.30	£1,437	£401,155	163
149	Bracknell Forest	4.28	£1,430	£401,338	127
150	Chorley	4.28	£740	£207,599	139
151	North Lincolnshire	4.28	£614	£171,975	226
152	High Peak	4.27	£870	£244,540	134
153	Isle of Wight	4.27	£882	£248,050	215
154	Spelthorne	4.27	£1,611	£453,065	113
155	Westmorland and Furness	4.27	£763	£214,557	300
156	Fareham	4.26	£1,169	£329,039	181
157	Maidstone	4.25	£1,252	£353,637	197
158	Dacorum	4.24	£1,579	£446,522	208
159	Bedford	4.22	£1,132	£321,535	217
160	Brent	4.22	£1,972	£560,846	172
161	Cannock Chase	4.22	£810	£230,267	111
162	Ealing	4.22	£2,041	£579,840	284
163	Folkestone and Hythe	4.22	£1,059	£300,922	157
164	Kirklees	4.22	£692	£196,933	536
165	Ashford	4.21	£1,205	£343,262	168
166	Havant	4.21	£1,120	£319,522	155
167	Hinckley and Bosworth	4.21	£898	£255,726	146
168	Redditch	4.21	£877	£250,235	91
169	Rugby	4.21	£993	£282,885	172
170	Cornwall	4.20	£972	£277,933	714
171	King's Lynn and West Norfolk	4.20	£902	£257,950	207
172	Basingstoke and Deane	4.19	£1,281	£366,977	211
173	Rotherham	4.19	£658	£188,297	299
174	Havering	4.18	£1,531	£439,526	309
175	Somerset	4.18	£953	£273,880	800
176	Wandsworth	4.18	£2,522	£723,602	450
177	Bassetlaw	4.17	£709	£203,945	166
178	Dover	4.17	£938	£270,116	161
179	Amber Valley	4.15	£770	£222,691	213
180	Stockport	4.15	£1,057	£305,523	392
181	Haringey	4.14	£2,180	£632,031	212
182	Warrington	4.14	£851	£246,646	247
183	Rother	4.13	£1,157	£335,999	125
184	Charnwood	4.12	£921	£268,283	215
185	Central Bedfordshire	4.11	£1,205	£352,244	396
186	Newark and Sherwood	4.11	£775	£226,421	203
187	Lewes	4.10	£1,248	£365,665	150
188	North Hertfordshire	4.09	£1,360	£398,646	176
189	Huntingdonshire	4.08	£1,015	£298,784	269
190	Redbridge	4.08	£1,687	£496,584	176
191	Runnymede	4.08	£1,607	£472,248	115
192	South Holland	4.07	£741	£218,324	129
193	Waltham Forest	4.07	£1,746	£515,398	224
194	Hammersmith and Fulham	4.06	£2,744	£810,223	230
195	Sutton	4.06	£1,523	£450,234	205
196	Vale of White Horse	4.05	£1,321	£391,659	209
197	South Derbyshire	4.04	£842	£250,375	171
198	Stafford	4.04	£845	£250,796	171
199	Surrey Heath	4.03	£1,480	£440,803	106
200	West Lancashire	4.03	£754	£224,622	132
201	Breckland	4.02	£898	£267,729	206
202	East Hertfordshire	4.02	£1,481	£442,079	202
203	Warwick	4.02	£1,216	£363,319	211
204	Reigate and Banstead	4.01	£1,608	£480,642	180
205	Welwyn Hatfield	3.99	£1,456	£437,549	128
206	Merton	3.98	£2,059	£621,242	213
207	Blaby	3.97	£937	£283,385	108
208	South Kesteven	3.97	£836	£252,693	218
209	West Lindsey	3.97	£671	£202,635	149
210	North Kesteven	3.94	£776	£236,517	183
211	Epping Forest	3.91	£1,743	£534,748	172
212	Northumberland	3.91	£647	£198,345	489
213	Hertsmere	3.89	£1,757	£541,779	90
214	Sevenoaks	3.89	£1,731	£534,208	153
215	Castle Point	3.88	£1,200	£371,477	124
216	North East Derbyshire	3.88	£758	£234,166	140
217	Staffordshire Moorlands	3.87	£675	£209,539	124
218	Tunbridge Wells	3.87	£1,462	£452,993	169
219	Horsham	3.86	£1,416	£440,312	211
220	Hillingdon	3.85	£1,533	£477,331	189
221	Winchester	3.84	£1,450	£452,928	124
222	East Riding of Yorkshire	3.82	£691	£216,882	582
223	Kingston upon Thames	3.82	£1,829	£574,029	162
224	East Lindsey	3.81	£657	£206,667	212
225	Harrow	3.81	£1,721	£541,346	150
226	Mid Sussex	3.81	£1,374	£433,132	247
227	New Forest	3.81	£1,223	£385,251	233
228	South Cambridgeshire	3.81	£1,359	£428,468	224
229	West Berkshire	3.79	£1,273	£402,641	201
230	Wiltshire	3.79	£1,012	£320,441	696
231	Cheshire East	3.77	£926	£294,702	585
232	East Cambridgeshire	3.77	£1,029	£327,389	123
233	Wealden	3.77	£1,241	£394,754	244
234	North Yorkshire	3.76	£827	£264,215	891
235	Lichfield	3.74	£1,019	£326,622	166
236	Bromley	3.73	£1,638	£527,044	366
237	South Norfolk	3.72	£951	£307,070	179
238	Tandridge	3.72	£1,572	£507,521	100
239	Dorset	3.70	£1,003	£325,525	580
240	Mid Suffolk	3.70	£946	£306,556	176
241	Rochford	3.70	£1,235	£400,577	122
242	Rushcliffe	3.70	£1,014	£328,555	178
243	South Staffordshire	3.69	£905	£294,327	141
244	Test Valley	3.69	£1,138	£370,457	164
245	Mid Devon	3.68	£863	£281,232	125
246	Three Rivers	3.68	£1,775	£578,332	107
247	Teignbridge	3.67	£924	£301,804	218
248	Camden	3.66	£2,788	£913,567	169
249	North West Leicestershire	3.66	£829	£272,078	176
250	West Oxfordshire	3.64	£1,292	£425,680	154
251	Tewkesbury	3.62	£961	£318,620	176
252	Epsom and Ewell	3.60	£1,676	£558,066	104
253	Brentwood	3.59	£1,573	£525,561	119
254	Guildford	3.59	£1,639	£547,605	206
255	Barnet	3.56	£1,878	£633,066	314
256	Buckinghamshire	3.56	£1,409	£475,146	661
257	Torridge	3.56	£769	£259,008	110
258	Windsor and Maidenhead	3.56	£1,778	£599,596	177
259	South Oxfordshire	3.55	£1,365	£462,029	189
260	St Albans	3.55	£1,874	£633,384	162
261	Broadland	3.54	£898	£304,542	218
262	Bromsgrove	3.54	£970	£328,754	135
263	Rutland	3.54	£942	£319,640	72
264	Westminster	3.54	£3,244	£1,099,750	185
265	Chichester	3.52	£1,292	£440,102	127
266	Hart	3.52	£1,372	£468,139	120
267	Harborough	3.51	£936	£319,718	172
268	North Devon	3.50	£846	£290,100	146
269	Wychavon	3.46	£921	£319,272	172
270	East Suffolk	3.44	£802	£279,468	329
271	Stroud	3.44	£981	£342,410	174
272	West Devon	3.43	£823	£287,573	83
273	Wokingham	3.43	£1,435	£501,400	243
274	Babergh	3.42	£932	£327,273	108
275	Maldon	3.39	£1,095	£387,460	98
276	Shropshire	3.39	£788	£279,086	392
277	Forest of Dean	3.38	£823	£291,961	96
278	Cotswold	3.37	£1,178	£419,825	135
279	Ribble Valley	3.37	£774	£275,917	99
280	Mole Valley	3.36	£1,521	£543,680	122
281	East Hampshire	3.35	£1,247	£446,047	178
282	Herefordshire, County of	3.34	£793	£284,835	230
283	Stratford-on-Avon	3.32	£1,084	£392,125	213
284	Richmond upon Thames	3.31	£2,230	£809,638	243
285	Uttlesford	3.28	£1,284	£469,758	139
286	East Devon	3.25	£910	£335,630	249
287	North Norfolk	3.25	£823	£303,549	165
288	Melton	3.21	£748	£279,249	76
289	Waverley	3.16	£1,497	£569,236	205
290	Malvern Hills	3.13	£867	£332,771	117
291	South Hams	3.12	£978	£375,845	158
292	Kensington and Chelsea	3.03	£3,601	£1,428,223	157
293	Elmbridge	3.01	£1,848	£737,467	201
294	Derbyshire Dales	2.73	£754	£331,979	88

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) — July 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