Highest gross yields

1Newcastle upon Tyne£1,112 / £199,5986.69%
2Portsmouth£1,337 / £245,8436.53%
3Manchester£1,317 / £251,0746.29%
4Southampton£1,216 / £234,0286.24%
5Nottingham£996 / £193,1076.19%
6Blackpool£672 / £131,4576.13%
7Gateshead£760 / £149,5036.10%
8Bristol, City of£1,778 / £350,8126.08%
9Kingston upon Hull, City of£646 / £128,4506.04%
10Salford£1,132 / £226,7595.99%

Lowest gross yields

285South Hams£981 / £358,7333.28%
286Uttlesford£1,283 / £468,8553.28%
287Melton£753 / £277,4973.26%
288Cotswold£1,181 / £435,9523.25%
289East Devon£913 / £338,3853.24%
290Kensington and Chelsea£3,614 / £1,379,9143.14%
291Waverley£1,488 / £571,8013.12%
292Malvern Hills£870 / £335,6023.11%
293Elmbridge£1,843 / £737,1283.00%
294Derbyshire Dales£751 / £343,8472.62%

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	6.69	£1,112	£199,598	323
2	Portsmouth	6.53	£1,337	£245,843	238
3	Manchester	6.29	£1,317	£251,074	483
4	Southampton	6.24	£1,216	£234,028	276
5	Nottingham	6.19	£996	£193,107	238
6	Blackpool	6.13	£672	£131,457	193
7	Gateshead	6.10	£760	£149,503	232
8	Bristol, City of	6.08	£1,778	£350,812	534
9	Kingston upon Hull, City of	6.04	£646	£128,450	281
10	Salford	5.99	£1,132	£226,759	285
11	Lincoln	5.95	£901	£181,718	121
12	Norwich	5.87	£1,136	£232,256	184
13	Middlesbrough	5.84	£672	£138,039	160
14	Harlow	5.77	£1,462	£304,124	89
15	Liverpool	5.74	£864	£180,599	447
16	Sunderland	5.74	£676	£141,422	311
17	Burnley	5.68	£613	£129,549	129
18	Hyndburn	5.66	£624	£132,387	92
19	Gosport	5.64	£1,114	£237,095	108
20	Barking and Dagenham	5.62	£1,655	£353,560	125
21	Birmingham	5.55	£1,068	£231,025	883
22	Newham	5.54	£1,874	£406,068	155
23	Tower Hamlets	5.52	£2,370	£514,753	236
24	County Durham	5.48	£612	£133,980	665
25	Leeds	5.47	£1,098	£240,770	932
26	Coventry	5.43	£996	£220,214	303
27	Eastbourne	5.40	£1,155	£256,824	152
28	Exeter	5.40	£1,312	£291,301	138
29	Stoke-on-Trent	5.40	£678	£150,545	272
30	Gloucester	5.36	£1,041	£233,168	178
31	Plymouth	5.32	£959	£216,238	352
32	Crawley	5.31	£1,447	£326,866	112
33	Reading	5.30	£1,552	£351,290	185
34	Pendle	5.29	£630	£142,875	122
35	Slough	5.29	£1,531	£347,245	77
36	South Tyneside	5.28	£690	£156,736	157
37	Brighton and Hove	5.25	£1,830	£418,012	333
38	Leicester	5.24	£1,006	£230,552	187
39	Stevenage	5.24	£1,380	£316,103	96
40	Watford	5.21	£1,782	£410,373	70
41	Boston	5.18	£789	£182,920	77
42	Ipswich	5.18	£954	£221,209	151
43	North East Lincolnshire	5.16	£603	£140,266	232
44	Bournemouth, Christchurch and Poole	5.15	£1,360	£316,706	564
45	Hartlepool	5.12	£556	£130,300	123
46	St. Helens	5.12	£757	£177,472	196
47	Sandwell	5.09	£882	£208,050	251
48	Blackburn with Darwen	5.08	£684	£161,580	157
49	Stockton-on-Tees	5.08	£709	£167,414	253
50	Lambeth	5.07	£2,435	£576,354	350
51	Redcar and Cleveland	5.07	£637	£150,725	160
52	Tameside	5.07	£885	£209,477	241
53	Bath and North East Somerset	5.06	£1,755	£416,275	234
54	Dartford	5.06	£1,528	£362,477	139
55	South Gloucestershire	5.05	£1,399	£332,756	377
56	Luton	4.99	£1,190	£286,395	136
57	Worthing	4.98	£1,309	£315,603	151
58	Bolton	4.96	£805	£194,814	331
59	Darlington	4.96	£648	£156,793	152
60	Sheffield	4.96	£893	£216,113	538
61	Ashfield	4.93	£758	£184,625	143
62	Sefton	4.93	£891	£216,885	363
63	Hackney	4.92	£2,566	£625,829	217
64	Peterborough	4.91	£965	£235,985	199
65	Preston	4.91	£746	£182,403	197
66	Derby	4.90	£835	£204,469	274
67	Medway	4.90	£1,212	£296,555	349
68	Rushmoor	4.90	£1,329	£325,797	118
69	Swindon	4.90	£1,048	£256,817	285
70	Knowsley	4.89	£770	£188,895	135
71	Bury	4.88	£962	£236,370	214
72	Hastings	4.86	£992	£244,706	113
73	Thurrock	4.86	£1,317	£325,331	170
74	Rossendale	4.85	£778	£192,487	111
75	Wolverhampton	4.85	£851	£210,410	246
76	Broxbourne	4.84	£1,637	£405,750	126
77	North Tyneside	4.84	£801	£198,720	269
78	Calderdale	4.83	£740	£183,904	295
79	Oldham	4.83	£838	£208,050	249
80	Southwark	4.83	£2,347	£582,998	267
81	Bradford	4.81	£727	£181,230	616
82	Mansfield	4.81	£757	£188,911	122
83	Milton Keynes	4.81	£1,294	£322,525	247
84	Walsall	4.78	£842	£211,549	220
85	Doncaster	4.77	£659	£165,907	345
86	Greenwich	4.77	£1,880	£472,733	192
87	Lancaster	4.77	£774	£194,839	180
88	Thanet	4.77	£1,079	£271,363	201
89	Tamworth	4.74	£920	£232,690	115
90	Colchester	4.72	£1,173	£298,335	264
91	Nuneaton and Bedworth	4.72	£894	£227,447	171
92	Wakefield	4.71	£761	£193,755	405
93	Newcastle-under-Lyme	4.66	£773	£199,068	177
94	Eastleigh	4.63	£1,174	£304,140	184
95	North Somerset	4.63	£1,171	£303,246	326
96	Torbay	4.63	£885	£229,185	205
97	Rochdale	4.62	£788	£204,693	228
98	Oxford	4.61	£1,897	£494,291	139
99	Cumberland	4.60	£636	£165,899	362
100	Tendring	4.60	£1,012	£263,858	237
101	Wirral	4.59	£803	£209,720	411
102	Barnsley	4.57	£646	£169,568	286
103	Croydon	4.57	£1,534	£402,836	370
104	West Suffolk	4.57	£1,135	£297,791	254
105	Southend-on-Sea	4.56	£1,245	£327,466	228
106	Oadby and Wigston	4.55	£993	£262,089	70
107	Erewash	4.54	£815	£215,640	170
108	Islington	4.52	£2,701	£717,607	172
109	Bolsover	4.51	£678	£180,487	125
110	Chesterfield	4.51	£738	£196,385	138
111	Great Yarmouth	4.51	£781	£207,827	128
112	Solihull	4.49	£1,240	£331,747	259
113	Swale	4.49	£1,105	£295,327	199
114	Wyre	4.48	£695	£185,964	219
115	North Northamptonshire	4.47	£943	£253,195	461
116	Gravesham	4.46	£1,269	£341,533	121
117	Bexley	4.45	£1,512	£407,445	274
118	Fenland	4.45	£812	£219,144	155
119	Wigan	4.44	£700	£189,258	393
120	Basildon	4.43	£1,351	£365,576	221
121	Cambridge	4.42	£1,773	£481,866	113
122	Cheltenham	4.42	£1,203	£326,811	195
123	Enfield	4.42	£1,738	£471,447	220
124	South Ribble	4.42	£763	£207,373	193
125	Telford and Wrekin	4.42	£808	£219,482	191
126	Cherwell	4.41	£1,276	£346,924	250
127	Dudley	4.40	£830	£226,359	338
128	Arun	4.39	£1,194	£326,442	232
129	Braintree	4.39	£1,189	£324,827	238
130	Woking	4.39	£1,646	£450,037	130
131	Worcester	4.39	£928	£253,587	137
132	Broxtowe	4.37	£956	£262,286	155
133	Gedling	4.37	£875	£240,536	143
134	Chelmsford	4.36	£1,406	£387,128	248
135	York	4.36	£1,126	£309,834	272
136	Fylde	4.34	£827	£228,701	144
137	West Northamptonshire	4.34	£1,049	£290,005	569
138	Wyre Forest	4.34	£845	£233,458	150
139	Adur	4.33	£1,366	£378,344	86
140	Lewisham	4.33	£1,793	£496,748	273
141	Canterbury	4.31	£1,215	£338,080	196
142	Halton	4.31	£699	£194,494	151
143	Bracknell Forest	4.30	£1,437	£400,871	152
144	North Warwickshire	4.30	£936	£261,329	90
145	Trafford	4.30	£1,336	£373,172	282
146	Chorley	4.29	£745	£208,155	164
147	Spelthorne	4.29	£1,606	£449,078	129
148	Cheshire West and Chester	4.28	£934	£261,572	474
149	Isle of Wight	4.28	£887	£248,734	180
150	East Staffordshire	4.27	£804	£225,781	174
151	Tonbridge and Malling	4.27	£1,443	£405,422	184
152	Ealing	4.24	£2,047	£579,846	250
153	Basingstoke and Deane	4.23	£1,289	£365,620	234
154	North Lincolnshire	4.23	£616	£174,931	233
155	Ashford	4.22	£1,211	£344,506	177
156	Hounslow	4.22	£1,891	£537,832	174
157	Maidstone	4.22	£1,259	£358,036	218
158	Havering	4.21	£1,542	£439,815	289
159	Folkestone and Hythe	4.20	£1,065	£304,606	163
160	High Peak	4.20	£873	£249,590	122
161	Kirklees	4.20	£693	£198,109	499
162	Redditch	4.20	£878	£251,088	98
163	Rotherham	4.20	£664	£189,515	317
164	Rugby	4.20	£996	£284,446	154
165	Brent	4.19	£1,948	£557,342	160
166	Fareham	4.19	£1,165	£333,422	168
167	King's Lynn and West Norfolk	4.19	£906	£259,277	212
168	Bedford	4.18	£1,139	£326,651	198
169	Dacorum	4.18	£1,573	£452,050	182
170	Havant	4.18	£1,116	£320,305	162
171	Hinckley and Bosworth	4.18	£903	£259,250	157
172	Westmorland and Furness	4.18	£767	£220,135	318
173	Somerset	4.17	£957	£275,424	831
174	Wandsworth	4.16	£2,526	£728,981	465
175	Cornwall	4.15	£982	£283,621	712
176	Cannock Chase	4.14	£809	£234,721	117
177	Stockport	4.14	£1,062	£307,807	431
178	Hammersmith and Fulham	4.13	£2,735	£794,069	190
179	Bassetlaw	4.12	£711	£207,003	166
180	Charnwood	4.10	£922	£269,963	241
181	Lewes	4.10	£1,258	£368,514	149
182	Amber Valley	4.08	£769	£225,935	198
183	Central Bedfordshire	4.08	£1,205	£354,520	450
184	Haringey	4.07	£2,189	£645,270	204
185	Warrington	4.07	£854	£251,962	264
186	Rother	4.06	£1,157	£342,189	139
187	Newark and Sherwood	4.05	£776	£229,813	188
188	Redbridge	4.05	£1,693	£501,234	207
189	Huntingdonshire	4.03	£1,019	£303,500	245
190	Stafford	4.03	£846	£252,173	177
191	Sutton	4.03	£1,524	£453,557	235
192	South Holland	4.02	£744	£222,179	154
193	Blaby	4.01	£945	£283,107	143
194	Dover	4.01	£940	£281,234	150
195	Breckland	4.00	£895	£268,311	181
196	Runnymede	4.00	£1,597	£478,920	99
197	West Lancashire	4.00	£763	£228,839	153
198	Reigate and Banstead	3.99	£1,604	£482,897	166
199	Vale of White Horse	3.99	£1,314	£395,028	191
200	Warwick	3.98	£1,217	£366,907	210
201	Merton	3.97	£2,061	£622,666	212
202	North Hertfordshire	3.97	£1,360	£411,242	188
203	South Derbyshire	3.97	£844	£255,161	206
204	East Hertfordshire	3.96	£1,480	£448,356	218
205	Waltham Forest	3.94	£1,738	£529,534	275
206	Welwyn Hatfield	3.94	£1,460	£444,428	110
207	Epping Forest	3.93	£1,747	£532,978	177
208	Surrey Heath	3.93	£1,481	£451,738	112
209	South Kesteven	3.91	£830	£254,873	224
210	Castle Point	3.90	£1,204	£370,340	109
211	North Kesteven	3.90	£778	£239,246	198
212	Tunbridge Wells	3.89	£1,467	£452,127	163
213	Hertsmere	3.88	£1,765	£545,443	129
214	West Lindsey	3.87	£672	£208,266	171
215	Sevenoaks	3.86	£1,722	£535,261	137
216	Kingston upon Thames	3.85	£1,833	£572,055	183
217	Wealden	3.85	£1,242	£387,612	263
218	Horsham	3.83	£1,420	£444,974	220
219	Northumberland	3.83	£650	£203,909	487
220	Winchester	3.83	£1,448	£454,170	173
221	Hillingdon	3.81	£1,531	£482,565	203
222	Staffordshire Moorlands	3.81	£678	£213,411	150
223	East Riding of Yorkshire	3.80	£693	£218,611	567
224	Harrow	3.80	£1,727	£545,223	125
225	New Forest	3.79	£1,222	£386,544	277
226	North East Derbyshire	3.79	£762	£241,286	141
227	West Berkshire	3.79	£1,274	£403,887	210
228	Wiltshire	3.79	£1,021	£323,674	687
229	Mid Sussex	3.78	£1,376	£436,725	236
230	Bromley	3.76	£1,640	£522,997	395
231	Westminster	3.75	£3,215	£1,030,150	174
232	Mid Suffolk	3.74	£945	£303,004	172
233	North Yorkshire	3.74	£829	£266,108	949
234	East Lindsey	3.73	£658	£211,521	205
235	South Cambridgeshire	3.73	£1,362	£437,922	204
236	Camden	3.72	£2,793	£900,887	156
237	Cheshire East	3.71	£924	£299,080	688
238	East Cambridgeshire	3.71	£1,033	£334,169	114
239	Lichfield	3.71	£1,026	£331,693	173
240	Teignbridge	3.71	£928	£299,782	202
241	Test Valley	3.71	£1,159	£375,300	161
242	South Norfolk	3.69	£951	£309,072	205
243	Rochford	3.68	£1,238	£403,477	128
244	Guildford	3.67	£1,645	£537,952	200
245	Rushcliffe	3.67	£1,019	£333,369	217
246	Tandridge	3.67	£1,568	£512,446	111
247	Dorset	3.66	£1,007	£330,531	552
248	Brentwood	3.65	£1,580	£519,898	129
249	Three Rivers	3.65	£1,786	£587,263	112
250	Windsor and Maidenhead	3.65	£1,784	£585,770	160
251	Mid Devon	3.64	£867	£285,978	105
252	Epsom and Ewell	3.63	£1,664	£550,745	83
253	Barnet	3.62	£1,886	£624,722	281
254	South Staffordshire	3.60	£905	£301,331	153
255	West Oxfordshire	3.60	£1,281	£426,766	152
256	North West Leicestershire	3.58	£832	£278,680	181
257	Tewkesbury	3.57	£964	£324,036	152
258	Rutland	3.56	£943	£317,713	55
259	Broadland	3.54	£901	£304,998	231
260	Bromsgrove	3.54	£973	£329,532	141
261	St Albans	3.54	£1,878	£636,955	180
262	Buckinghamshire	3.52	£1,407	£479,054	757
263	Hart	3.52	£1,375	£469,093	151
264	South Oxfordshire	3.51	£1,355	£463,324	213
265	Chichester	3.50	£1,294	£443,411	156
266	Torridge	3.48	£773	£266,638	114
267	North Devon	3.47	£849	£293,269	114
268	Harborough	3.45	£937	£325,569	151
269	Wokingham	3.42	£1,439	£505,469	206
270	Babergh	3.41	£934	£328,337	114
271	Forest of Dean	3.40	£829	£292,850	117
272	Maldon	3.40	£1,100	£388,240	118
273	Stroud	3.40	£982	£346,258	177
274	Wychavon	3.40	£918	£324,451	166
275	Shropshire	3.37	£789	£280,842	392
276	West Devon	3.37	£819	£291,735	95
277	East Suffolk	3.36	£801	£285,660	338
278	Herefordshire, County of	3.34	£798	£286,675	257
279	East Hampshire	3.33	£1,245	£448,021	190
280	Ribble Valley	3.33	£776	£279,810	89
281	Mole Valley	3.32	£1,514	£547,832	102
282	Stratford-on-Avon	3.31	£1,084	£393,066	200
283	North Norfolk	3.30	£828	£301,102	143
284	Richmond upon Thames	3.30	£2,235	£813,573	269
285	South Hams	3.28	£981	£358,733	131
286	Uttlesford	3.28	£1,283	£468,855	142
287	Melton	3.26	£753	£277,497	100
288	Cotswold	3.25	£1,181	£435,952	126
289	East Devon	3.24	£913	£338,385	242
290	Kensington and Chelsea	3.14	£3,614	£1,379,914	134
291	Waverley	3.12	£1,488	£571,801	220
292	Malvern Hills	3.11	£870	£335,602	131
293	Elmbridge	3.00	£1,843	£737,128	189
294	Derbyshire Dales	2.62	£751	£343,847	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) — August 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