Highest gross yields

1Newcastle upon Tyne£1,155 / £200,0746.93%
2Portsmouth£1,336 / £247,1696.49%
3Manchester£1,324 / £250,3076.35%
4Southampton£1,220 / £234,8576.23%
5Bristol, City of£1,824 / £352,1386.22%
6Nottingham£1,001 / £194,8626.16%
7Blackpool£678 / £133,1276.11%
8Norwich£1,139 / £223,5856.11%
9Gateshead£771 / £152,4606.07%
10Lincoln£922 / £184,6865.99%

Lowest gross yields

285Richmond upon Thames£2,224 / £811,1703.29%
286South Hams£990 / £364,7763.26%
287Kensington and Chelsea£3,633 / £1,343,4373.25%
288Uttlesford£1,286 / £477,0193.24%
289East Devon£919 / £345,5133.19%
290Waverley£1,480 / £559,3333.18%
291Malvern Hills£912 / £345,1503.17%
292Melton£769 / £297,8513.10%
293Elmbridge£1,836 / £729,5393.02%
294Derbyshire Dales£755 / £355,1722.55%

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	6.93	£1,155	£200,074	299
2	Portsmouth	6.49	£1,336	£247,169	224
3	Manchester	6.35	£1,324	£250,307	438
4	Southampton	6.23	£1,220	£234,857	239
5	Bristol, City of	6.22	£1,824	£352,138	558
6	Nottingham	6.16	£1,001	£194,862	311
7	Blackpool	6.11	£678	£133,127	232
8	Norwich	6.11	£1,139	£223,585	189
9	Gateshead	6.07	£771	£152,460	232
10	Lincoln	5.99	£922	£184,686	120
11	Kingston upon Hull, City of	5.94	£652	£131,651	241
12	Salford	5.91	£1,143	£231,914	282
13	Sunderland	5.88	£688	£140,406	309
14	Middlesbrough	5.83	£674	£138,748	145
15	Gosport	5.80	£1,131	£233,834	113
16	Harlow	5.77	£1,476	£307,070	93
17	Liverpool	5.75	£873	£182,079	443
18	Tower Hamlets	5.71	£2,374	£498,710	168
19	Newham	5.60	£1,882	£403,641	144
20	Barking and Dagenham	5.56	£1,666	£359,772	122
21	Hyndburn	5.56	£629	£135,648	102
22	Burnley	5.55	£615	£132,977	121
23	Birmingham	5.53	£1,075	£233,309	822
24	Leeds	5.47	£1,104	£242,319	854
25	Plymouth	5.46	£977	£214,837	295
26	County Durham	5.45	£618	£136,155	681
27	Coventry	5.45	£1,003	£220,887	325
28	Watford	5.45	£1,806	£398,014	84
29	Stoke-on-Trent	5.44	£691	£152,330	276
30	Exeter	5.39	£1,319	£293,710	151
31	Gloucester	5.39	£1,059	£235,674	171
32	Bournemouth, Christchurch and Poole	5.35	£1,380	£309,607	516
33	Slough	5.35	£1,532	£343,335	87
34	Reading	5.34	£1,574	£353,718	168
35	Eastbourne	5.33	£1,151	£259,374	134
36	Pendle	5.32	£634	£143,080	123
37	Lambeth	5.30	£2,476	£560,860	302
38	South Tyneside	5.27	£700	£159,390	142
39	Brighton and Hove	5.26	£1,833	£418,549	374
40	Leicester	5.25	£1,016	£232,254	202
41	Stevenage	5.24	£1,383	£316,530	89
42	Sandwell	5.18	£897	£207,754	256
43	Crawley	5.16	£1,452	£337,469	95
44	Hartlepool	5.16	£554	£128,771	113
45	Ipswich	5.16	£966	£224,659	164
46	St. Helens	5.13	£761	£177,840	230
47	Blackburn with Darwen	5.10	£692	£162,953	148
48	South Gloucestershire	5.10	£1,424	£334,833	383
49	Stockton-on-Tees	5.07	£715	£169,128	260
50	Redcar and Cleveland	5.06	£633	£149,992	188
51	Tameside	5.06	£897	£212,664	258
52	Bath and North East Somerset	5.05	£1,770	£420,436	279
53	Bolton	5.05	£842	£200,239	337
54	Darlington	5.05	£654	£155,518	153
55	Dartford	5.04	£1,535	£365,317	136
56	North East Lincolnshire	5.04	£606	£144,361	198
57	Worthing	5.04	£1,305	£310,619	155
58	Sheffield	5.03	£907	£216,284	593
59	Sefton	5.02	£899	£214,790	325
60	Luton	5.00	£1,190	£285,598	160
61	Derby	4.95	£835	£202,520	305
62	Knowsley	4.95	£780	£188,967	154
63	Rossendale	4.95	£788	£190,974	114
64	Medway	4.94	£1,220	£296,083	319
65	Swindon	4.93	£1,059	£257,877	293
66	Wolverhampton	4.92	£868	£211,846	194
67	Walsall	4.91	£862	£210,667	273
68	Ashfield	4.90	£765	£187,456	185
69	Hastings	4.89	£994	£244,077	132
70	Peterborough	4.89	£969	£237,762	209
71	Boston	4.87	£781	£192,401	74
72	Greenwich	4.87	£1,888	£465,581	198
73	Thurrock	4.87	£1,322	£325,915	201
74	Bury	4.86	£960	£237,264	245
75	Rushmoor	4.86	£1,339	£330,686	116
76	North Tyneside	4.85	£817	£202,006	229
77	Preston	4.84	£752	£186,616	177
78	Hackney	4.82	£2,567	£639,285	151
79	Tamworth	4.79	£932	£233,567	106
80	Broxbourne	4.78	£1,634	£410,139	131
81	Colchester	4.78	£1,188	£298,312	259
82	Milton Keynes	4.77	£1,294	£325,640	273
83	Bradford	4.76	£726	£183,016	617
84	Nuneaton and Bedworth	4.76	£903	£227,807	165
85	Mansfield	4.75	£758	£191,328	142
86	Doncaster	4.74	£670	£169,794	371
87	Oldham	4.74	£847	£214,566	183
88	Thanet	4.74	£1,087	£275,121	217
89	Calderdale	4.73	£735	£186,387	324
90	Southend-on-Sea	4.72	£1,261	£320,487	192
91	Southwark	4.72	£2,345	£596,645	275
92	Torbay	4.71	£892	£227,426	198
93	Lancaster	4.70	£782	£199,531	193
94	North Somerset	4.70	£1,182	£301,990	338
95	Wakefield	4.69	£769	£196,954	445
96	Croydon	4.66	£1,537	£395,594	342
97	Islington	4.66	£2,708	£696,959	170
98	Newcastle-under-Lyme	4.66	£792	£203,882	149
99	Cumberland	4.62	£645	£167,658	419
100	Oadby and Wigston	4.62	£1,007	£261,393	52
101	Rochdale	4.61	£792	£205,961	242
102	Tendring	4.61	£1,029	£267,739	226
103	West Suffolk	4.61	£1,150	£299,373	272
104	Eastleigh	4.58	£1,180	£309,195	189
105	Swale	4.58	£1,116	£292,713	204
106	Oxford	4.57	£1,915	£503,291	124
107	Wirral	4.56	£812	£213,791	420
108	Gravesham	4.53	£1,296	£342,979	86
109	Basildon	4.51	£1,374	£365,306	225
110	Barnsley	4.50	£654	£174,299	252
111	Bolsover	4.49	£683	£182,341	131
112	North Northamptonshire	4.49	£955	£255,147	475
113	Woking	4.48	£1,649	£441,894	120
114	Erewash	4.46	£819	£220,592	182
115	Solihull	4.46	£1,245	£334,894	248
116	Wigan	4.46	£709	£190,714	428
117	Bracknell Forest	4.45	£1,458	£393,015	157
118	Fenland	4.45	£817	£220,458	124
119	Halton	4.45	£711	£191,834	125
120	Worcester	4.45	£929	£250,424	132
121	Chelmsford	4.43	£1,427	£386,702	211
122	Braintree	4.42	£1,202	£326,056	210
123	Enfield	4.42	£1,741	£473,013	237
124	York	4.42	£1,134	£307,845	217
125	Great Yarmouth	4.41	£789	£214,502	138
126	Telford and Wrekin	4.41	£816	£222,153	197
127	Chesterfield	4.40	£731	£199,307	137
128	South Ribble	4.40	£770	£210,074	171
129	Wyre	4.40	£699	£190,746	174
130	Bexley	4.39	£1,514	£413,979	257
131	Fylde	4.39	£833	£227,928	127
132	Dudley	4.38	£834	£228,319	369
133	Spelthorne	4.38	£1,620	£443,745	92
134	Arun	4.37	£1,201	£329,489	231
135	Gedling	4.37	£884	£242,957	170
136	Cambridge	4.35	£1,774	£489,684	122
137	Cherwell	4.35	£1,276	£352,197	199
138	Tonbridge and Malling	4.35	£1,453	£400,629	178
139	Wyre Forest	4.35	£851	£234,649	146
140	Adur	4.34	£1,372	£379,764	93
141	Cheltenham	4.34	£1,199	£331,623	213
142	Redditch	4.34	£886	£244,879	123
143	Rugby	4.34	£1,006	£278,231	137
144	West Northamptonshire	4.34	£1,057	£292,527	536
145	Broxtowe	4.33	£961	£266,575	136
146	Wandsworth	4.33	£2,552	£707,717	425
147	Canterbury	4.31	£1,219	£339,428	174
148	Ealing	4.31	£2,050	£570,810	239
149	Hounslow	4.31	£1,894	£527,035	176
150	Isle of Wight	4.31	£897	£249,973	191
151	Lewisham	4.31	£1,800	£501,017	263
152	Chorley	4.30	£753	£210,237	155
153	North Warwickshire	4.30	£945	£263,969	104
154	Cheshire West and Chester	4.27	£941	£264,176	498
155	Maidstone	4.27	£1,267	£356,124	239
156	Basingstoke and Deane	4.25	£1,305	£368,121	246
157	East Staffordshire	4.25	£807	£228,031	173
158	Rotherham	4.24	£669	£189,306	302
159	Fareham	4.23	£1,167	£330,692	170
160	Hinckley and Bosworth	4.23	£911	£258,268	141
161	Hammersmith and Fulham	4.22	£2,731	£776,439	176
162	Havant	4.21	£1,115	£317,954	149
163	Havering	4.20	£1,561	£445,775	280
164	Ashford	4.19	£1,218	£348,573	162
165	Bedford	4.19	£1,145	£328,075	180
166	Cornwall	4.19	£991	£283,680	711
167	Stockport	4.19	£1,069	£306,153	433
168	Trafford	4.19	£1,334	£381,835	282
169	North Lincolnshire	4.18	£621	£178,125	206
170	Folkestone and Hythe	4.16	£1,094	£315,270	139
171	King's Lynn and West Norfolk	4.16	£913	£263,283	184
172	Lewes	4.16	£1,292	£373,026	130
173	High Peak	4.15	£875	£253,006	132
174	Cannock Chase	4.14	£814	£236,223	149
175	Kirklees	4.14	£703	£203,960	514
176	Somerset	4.14	£966	£280,041	781
177	Bassetlaw	4.12	£710	£206,841	174
178	Brent	4.12	£1,926	£561,582	172
179	Redbridge	4.11	£1,703	£496,784	216
180	Central Bedfordshire	4.09	£1,210	£354,747	409
181	Warrington	4.09	£862	£252,745	256
182	Haringey	4.08	£2,203	£647,542	182
183	Westmorland and Furness	4.08	£777	£228,735	309
184	Charnwood	4.07	£929	£274,100	220
185	Dacorum	4.06	£1,580	£467,292	194
186	Sutton	4.04	£1,529	£454,302	202
187	Merton	4.03	£2,072	£617,281	193
188	Blaby	4.01	£954	£285,331	123
189	Huntingdonshire	4.01	£1,028	£307,418	251
190	Westminster	4.01	£3,223	£963,842	170
191	Dover	4.00	£944	£283,412	177
192	Warwick	4.00	£1,224	£366,758	199
193	Rother	3.99	£1,148	£345,186	138
194	Epping Forest	3.97	£1,752	£529,170	174
195	Welwyn Hatfield	3.97	£1,463	£442,060	119
196	Stafford	3.95	£851	£258,375	172
197	Surrey Heath	3.95	£1,480	£449,179	130
198	Newark and Sherwood	3.94	£780	£237,700	188
199	South Derbyshire	3.94	£852	£259,191	167
200	Hertsmere	3.93	£1,786	£545,630	115
201	Reigate and Banstead	3.92	£1,604	£491,079	181
202	Runnymede	3.92	£1,587	£486,370	90
203	West Lancashire	3.92	£775	£237,291	172
204	Amber Valley	3.91	£771	£236,337	177
205	Breckland	3.91	£897	£275,285	193
206	North Kesteven	3.91	£789	£242,135	173
207	East Hertfordshire	3.90	£1,480	£455,442	209
208	Harrow	3.90	£1,737	£534,920	159
209	South Holland	3.90	£747	£229,641	140
210	South Kesteven	3.90	£825	£254,093	222
211	Camden	3.89	£2,795	£862,122	129
212	Castle Point	3.89	£1,215	£375,174	117
213	West Lindsey	3.89	£691	£213,170	137
214	North Hertfordshire	3.88	£1,365	£422,075	157
215	Hillingdon	3.87	£1,534	£475,744	192
216	Tunbridge Wells	3.87	£1,471	£455,879	152
217	Waltham Forest	3.87	£1,732	£536,487	257
218	Test Valley	3.86	£1,204	£374,146	183
219	Vale of White Horse	3.84	£1,311	£409,525	175
220	Horsham	3.83	£1,426	£446,573	215
221	Wiltshire	3.83	£1,042	£326,633	698
222	Barnet	3.82	£1,910	£599,974	296
223	Kingston upon Thames	3.82	£1,831	£574,441	185
224	New Forest	3.82	£1,227	£385,198	254
225	Sevenoaks	3.82	£1,717	£539,671	147
226	East Riding of Yorkshire	3.81	£690	£217,343	518
227	Wealden	3.79	£1,246	£394,856	235
228	Bromley	3.78	£1,644	£522,131	343
229	Northumberland	3.77	£653	£207,915	429
230	Mid Sussex	3.75	£1,383	£442,281	201
231	West Berkshire	3.74	£1,277	£409,234	196
232	Winchester	3.74	£1,453	£466,442	185
233	Teignbridge	3.73	£937	£301,342	184
234	Lichfield	3.72	£1,037	£334,179	174
235	Cheshire East	3.71	£933	£301,620	645
236	Guildford	3.71	£1,673	£541,089	178
237	Dorset	3.70	£1,023	£331,717	578
238	East Lindsey	3.70	£660	£214,130	191
239	South Cambridgeshire	3.70	£1,373	£445,637	197
240	Brentwood	3.69	£1,595	£519,019	129
241	Rochford	3.69	£1,247	£405,460	121
242	Staffordshire Moorlands	3.69	£687	£223,438	119
243	North West Leicestershire	3.67	£870	£284,114	148
244	North Yorkshire	3.67	£835	£272,822	898
245	North East Derbyshire	3.65	£767	£251,824	117
246	Windsor and Maidenhead	3.65	£1,792	£589,265	172
247	South Norfolk	3.64	£956	£315,213	213
248	Tandridge	3.64	£1,558	£513,683	120
249	Three Rivers	3.64	£1,798	£592,661	100
250	Epsom and Ewell	3.62	£1,645	£545,220	80
251	Rushcliffe	3.61	£1,024	£340,409	174
252	Tewkesbury	3.61	£969	£322,154	170
253	St Albans	3.60	£1,888	£628,575	196
254	Mid Suffolk	3.59	£948	£316,627	163
255	South Staffordshire	3.58	£915	£306,724	139
256	Broadland	3.57	£912	£306,268	203
257	Rutland	3.53	£950	£323,367	66
258	East Cambridgeshire	3.52	£1,047	£356,693	87
259	Mid Devon	3.52	£868	£296,212	96
260	Buckinghamshire	3.50	£1,422	£486,985	643
261	North Devon	3.50	£852	£291,845	137
262	Torridge	3.50	£784	£268,464	89
263	West Oxfordshire	3.49	£1,258	£432,909	156
264	Wokingham	3.48	£1,480	£510,082	258
265	Hart	3.46	£1,375	£477,537	136
266	Bromsgrove	3.44	£973	£339,469	114
267	South Oxfordshire	3.44	£1,348	£470,546	192
268	Chichester	3.43	£1,300	£454,552	153
269	Forest of Dean	3.43	£837	£293,112	104
270	Maldon	3.41	£1,122	£394,646	88
271	Babergh	3.40	£950	£335,601	134
272	Shropshire	3.39	£792	£280,183	440
273	North Norfolk	3.38	£836	£296,834	151
274	East Hampshire	3.37	£1,241	£441,910	168
275	Herefordshire, County of	3.37	£817	£290,700	230
276	East Suffolk	3.36	£804	£286,960	356
277	Harborough	3.36	£942	£336,620	158
278	West Devon	3.36	£824	£294,535	85
279	Cotswold	3.34	£1,206	£433,606	131
280	Stratford-on-Avon	3.33	£1,087	£391,430	196
281	Wychavon	3.33	£916	£330,064	183
282	Ribble Valley	3.32	£783	£283,256	102
283	Mole Valley	3.31	£1,510	£547,649	114
284	Stroud	3.31	£986	£357,465	163
285	Richmond upon Thames	3.29	£2,224	£811,170	228
286	South Hams	3.26	£990	£364,776	129
287	Kensington and Chelsea	3.25	£3,633	£1,343,437	140
288	Uttlesford	3.24	£1,286	£477,019	108
289	East Devon	3.19	£919	£345,513	243
290	Waverley	3.18	£1,480	£559,333	151
291	Malvern Hills	3.17	£912	£345,150	104
292	Melton	3.10	£769	£297,851	69
293	Elmbridge	3.02	£1,836	£729,539	209
294	Derbyshire Dales	2.55	£755	£355,172	114

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) — October 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