Highest gross yields

1Newcastle upon Tyne£1,169 / £203,9096.88%
2Portsmouth£1,339 / £246,2686.52%
3Manchester£1,330 / £251,1146.36%
4Bristol, City of£1,858 / £353,0426.32%
5Southampton£1,225 / £232,7756.32%
6Nottingham£1,001 / £193,5126.21%
7Gateshead£778 / £151,4406.16%
8Norwich£1,140 / £222,7506.14%
9Blackpool£681 / £133,6456.11%
10Kingston upon Hull, City of£659 / £131,2846.02%

Lowest gross yields

285Kensington and Chelsea£3,634 / £1,331,8673.27%
286Malvern Hills£930 / £344,8633.24%
287East Devon£921 / £342,3043.23%
288Mole Valley£1,514 / £566,2813.21%
289Uttlesford£1,291 / £485,7053.19%
290South Hams£994 / £378,8143.15%
291Melton£780 / £299,3413.13%
292Waverley£1,466 / £566,8693.10%
293Elmbridge£1,835 / £731,3613.01%
294Derbyshire Dales£758 / £348,3672.61%

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	6.88	£1,169	£203,909	275
2	Portsmouth	6.52	£1,339	£246,268	186
3	Manchester	6.36	£1,330	£251,114	356
4	Bristol, City of	6.32	£1,858	£353,042	555
5	Southampton	6.32	£1,225	£232,775	224
6	Nottingham	6.21	£1,001	£193,512	201
7	Gateshead	6.16	£778	£151,440	213
8	Norwich	6.14	£1,140	£222,750	121
9	Blackpool	6.11	£681	£133,645	175
10	Kingston upon Hull, City of	6.02	£659	£131,284	234
11	Lincoln	6.00	£935	£186,852	102
12	Salford	6.00	£1,151	£230,322	225
13	Sunderland	5.90	£692	£140,670	268
14	Gosport	5.86	£1,136	£232,742	88
15	Tower Hamlets	5.84	£2,382	£489,845	190
16	Middlesbrough	5.80	£676	£139,776	113
17	Harlow	5.77	£1,484	£308,762	65
18	Liverpool	5.77	£878	£182,461	377
19	Burnley	5.62	£616	£131,431	86
20	Hyndburn	5.61	£631	£134,974	103
21	Newham	5.60	£1,892	£405,361	131
22	Birmingham	5.58	£1,080	£232,304	696
23	Barking and Dagenham	5.56	£1,673	£361,324	106
24	Lambeth	5.52	£2,498	£543,379	256
25	Watford	5.52	£1,812	£394,180	92
26	Slough	5.49	£1,543	£337,489	65
27	Stoke-on-Trent	5.49	£693	£151,471	253
28	Gloucester	5.48	£1,066	£233,607	134
29	Leeds	5.48	£1,111	£243,438	760
30	Coventry	5.46	£1,008	£221,657	264
31	Exeter	5.40	£1,321	£293,307	118
32	Plymouth	5.40	£982	£218,225	317
33	Bournemouth, Christchurch and Poole	5.38	£1,389	£309,994	512
34	Brighton and Hove	5.37	£1,835	£410,186	291
35	County Durham	5.35	£620	£139,080	561
36	Reading	5.32	£1,581	£356,810	168
37	Eastbourne	5.31	£1,150	£259,969	135
38	Sandwell	5.31	£913	£206,250	201
39	South Tyneside	5.29	£707	£160,259	113
40	Stevenage	5.28	£1,390	£315,774	59
41	Pendle	5.27	£635	£144,478	108
42	Leicester	5.26	£1,021	£232,896	174
43	Ipswich	5.22	£974	£223,896	131
44	Bolton	5.18	£866	£200,687	250
45	Dartford	5.18	£1,539	£356,530	117
46	South Gloucestershire	5.18	£1,439	£333,254	321
47	Hartlepool	5.14	£559	£130,487	78
48	Crawley	5.12	£1,453	£340,555	86
49	Blackburn with Darwen	5.11	£696	£163,364	132
50	St. Helens	5.10	£763	£179,366	197
51	Worthing	5.10	£1,302	£306,302	129
52	Darlington	5.07	£658	£155,879	142
53	Bath and North East Somerset	5.06	£1,789	£424,185	219
54	Sheffield	5.06	£914	£216,913	514
55	Tameside	5.06	£901	£213,691	219
56	Stockton-on-Tees	5.05	£718	£170,529	228
57	Wolverhampton	5.04	£888	£211,432	187
58	Redcar and Cleveland	5.03	£630	£150,284	136
59	Knowsley	5.00	£785	£188,358	135
60	Sefton	5.00	£903	£216,885	300
61	Luton	4.99	£1,197	£288,069	135
62	Medway	4.97	£1,224	£295,343	298
63	Derby	4.96	£837	£202,564	223
64	Greenwich	4.96	£1,907	£461,599	161
65	North East Lincolnshire	4.96	£608	£146,958	194
66	Walsall	4.96	£879	£212,854	211
67	Ashfield	4.93	£768	£187,120	147
68	Rossendale	4.93	£792	£192,780	75
69	Rushmoor	4.93	£1,342	£326,844	102
70	Swindon	4.91	£1,067	£260,877	291
71	Peterborough	4.90	£971	£237,794	172
72	Preston	4.88	£759	£186,688	143
73	Hastings	4.87	£997	£245,633	114
74	Tamworth	4.86	£937	£231,456	103
75	Bury	4.85	£961	£237,993	173
76	Thanet	4.85	£1,091	£269,989	168
77	Broxbourne	4.83	£1,634	£406,020	99
78	North Tyneside	4.83	£820	£203,639	253
79	Thurrock	4.83	£1,325	£329,022	149
80	Hackney	4.82	£2,572	£639,945	166
81	Milton Keynes	4.82	£1,304	£324,449	283
82	Oldham	4.81	£855	£213,315	215
83	Boston	4.80	£783	£195,936	54
84	Mansfield	4.79	£761	£190,669	104
85	Colchester	4.78	£1,200	£301,066	196
86	Southwark	4.76	£2,360	£594,432	208
87	Lancaster	4.75	£786	£198,605	196
88	Wakefield	4.73	£773	£196,284	352
89	Doncaster	4.71	£672	£171,185	328
90	Islington	4.71	£2,714	£691,785	143
91	Newcastle-under-Lyme	4.71	£797	£203,217	128
92	Nuneaton and Bedworth	4.71	£906	£230,887	143
93	Southend-on-Sea	4.71	£1,270	£323,307	224
94	Torbay	4.71	£891	£226,966	153
95	Oxford	4.70	£1,915	£489,173	104
96	Calderdale	4.68	£733	£188,049	254
97	West Suffolk	4.68	£1,157	£296,369	216
98	Bradford	4.66	£727	£187,020	511
99	North Somerset	4.66	£1,186	£305,699	319
100	Croydon	4.65	£1,542	£398,276	256
101	Tendring	4.64	£1,035	£267,872	187
102	Eastleigh	4.63	£1,185	£307,327	157
103	Rochdale	4.61	£795	£206,783	220
104	Basildon	4.58	£1,379	£361,660	207
105	Swale	4.56	£1,119	£294,533	155
106	Barnsley	4.54	£659	£174,060	281
107	Halton	4.54	£716	£189,076	96
108	Wirral	4.53	£815	£216,079	394
109	Cumberland	4.52	£648	£172,049	327
110	Woking	4.52	£1,652	£438,585	111
111	Oadby and Wigston	4.51	£1,013	£269,270	37 thin
112	Bracknell Forest	4.50	£1,469	£391,759	133
113	Gravesham	4.50	£1,299	£346,288	89
114	North Northamptonshire	4.50	£962	£256,727	396
115	Telford and Wrekin	4.48	£823	£220,487	181
116	Wigan	4.48	£714	£191,259	333
117	York	4.48	£1,145	£306,379	211
118	Chelmsford	4.47	£1,432	£384,347	212
119	Enfield	4.47	£1,744	£467,769	193
120	Worcester	4.47	£933	£250,531	133
121	Bolsover	4.46	£684	£183,885	113
122	Broxtowe	4.46	£964	£259,598	101
123	Erewash	4.46	£823	£221,334	138
124	Solihull	4.46	£1,247	£335,881	227
125	Arun	4.45	£1,204	£324,483	210
126	Fylde	4.44	£835	£225,772	141
127	Great Yarmouth	4.44	£793	£214,494	108
128	South Ribble	4.44	£774	£209,347	150
129	Wandsworth	4.44	£2,582	£697,826	344
130	Braintree	4.42	£1,208	£327,728	176
131	Cambridge	4.42	£1,783	£483,667	107
132	Fenland	4.42	£819	£222,531	102
133	Spelthorne	4.42	£1,627	£441,481	102
134	Wyre Forest	4.40	£854	£233,001	108
135	Bexley	4.38	£1,521	£416,859	207
136	Canterbury	4.38	£1,225	£335,631	161
137	Hounslow	4.38	£1,896	£519,086	141
138	Cheltenham	4.36	£1,210	£332,741	168
139	Chesterfield	4.36	£728	£200,581	134
140	Isle of Wight	4.36	£900	£247,551	157
141	Lewisham	4.36	£1,803	£496,372	224
142	Tonbridge and Malling	4.36	£1,456	£400,387	149
143	Adur	4.35	£1,371	£378,115	64
144	Rugby	4.35	£1,012	£279,162	124
145	Cherwell	4.34	£1,278	£353,389	172
146	Redditch	4.34	£890	£246,044	82
147	Dudley	4.33	£838	£232,304	273
148	West Northamptonshire	4.33	£1,061	£293,857	481
149	Wyre	4.33	£701	£194,195	164
150	Chorley	4.32	£758	£210,396	125
151	East Staffordshire	4.32	£811	£225,295	141
152	Gedling	4.32	£886	£246,095	131
153	Ealing	4.31	£2,049	£570,647	206
154	Cheshire West and Chester	4.29	£946	£264,907	390
155	Fareham	4.28	£1,176	£329,654	143
156	Maidstone	4.28	£1,269	£355,979	208
157	Rotherham	4.26	£674	£189,967	263
158	Basingstoke and Deane	4.25	£1,309	£369,653	190
159	Cornwall	4.25	£994	£280,737	658
160	Hammersmith and Fulham	4.25	£2,720	£768,609	146
161	Cannock Chase	4.23	£819	£232,409	110
162	Havant	4.23	£1,118	£316,991	144
163	Hinckley and Bosworth	4.23	£913	£258,772	149
164	Trafford	4.23	£1,340	£379,856	240
165	Folkestone and Hythe	4.22	£1,108	£314,793	152
166	Lewes	4.22	£1,302	£370,281	121
167	North Warwickshire	4.22	£948	£269,717	61
168	Ashford	4.20	£1,222	£348,907	154
169	Kirklees	4.20	£717	£204,878	458
170	Bassetlaw	4.19	£712	£203,942	117
171	Stockport	4.19	£1,074	£307,229	365
172	Bedford	4.18	£1,145	£328,497	182
173	Haringey	4.18	£2,207	£633,263	153
174	Havering	4.18	£1,561	£447,984	212
175	High Peak	4.16	£881	£254,285	111
176	North Lincolnshire	4.16	£624	£179,961	205
177	Somerset	4.16	£968	£279,198	674
178	Redbridge	4.15	£1,708	£494,390	166
179	Central Bedfordshire	4.12	£1,215	£353,935	379
180	King's Lynn and West Norfolk	4.12	£915	£266,796	173
181	Warrington	4.12	£866	£252,163	222
182	Westminster	4.10	£3,255	£952,040	153
183	Charnwood	4.08	£934	£274,574	197
184	Westmorland and Furness	4.08	£781	£229,904	287
185	Brent	4.06	£1,928	£570,047	147
186	Sutton	4.06	£1,533	£452,957	177
187	Dacorum	4.04	£1,584	£470,539	165
188	Huntingdonshire	4.02	£1,033	£308,556	191
189	Rother	4.02	£1,149	£342,579	113
190	South Derbyshire	4.01	£858	£256,535	151
191	Warwick	4.01	£1,229	£367,402	186
192	Blaby	4.00	£957	£287,262	114
193	Welwyn Hatfield	4.00	£1,463	£439,269	95
194	Dover	3.99	£946	£284,621	146
195	Merton	3.99	£2,077	£624,274	165
196	West Lancashire	3.99	£785	£235,990	104
197	Newark and Sherwood	3.97	£783	£236,792	152
198	Reigate and Banstead	3.97	£1,609	£486,860	164
199	Runnymede	3.97	£1,589	£480,091	82
200	Stafford	3.97	£858	£259,245	160
201	Hertsmere	3.96	£1,793	£543,113	76
202	South Holland	3.96	£750	£227,476	115
203	Surrey Heath	3.96	£1,486	£449,903	95
204	Epping Forest	3.95	£1,768	£537,595	161
205	Harrow	3.95	£1,741	£528,847	112
206	North Kesteven	3.94	£794	£241,975	166
207	Waltham Forest	3.94	£1,737	£528,859	238
208	Castle Point	3.93	£1,219	£372,619	89
209	West Lindsey	3.93	£700	£214,011	116
210	Camden	3.92	£2,743	£839,276	129
211	East Hertfordshire	3.92	£1,482	£453,715	189
212	North Hertfordshire	3.91	£1,373	£421,407	118
213	Amber Valley	3.90	£774	£238,129	179
214	Breckland	3.90	£899	£276,887	165
215	Hillingdon	3.90	£1,540	£473,761	174
216	Sevenoaks	3.90	£1,740	£535,913	114
217	Test Valley	3.88	£1,209	£373,919	139
218	Tunbridge Wells	3.88	£1,474	£456,302	133
219	Wiltshire	3.86	£1,052	£327,404	603
220	Barnet	3.85	£1,916	£597,671	228
221	New Forest	3.82	£1,225	£385,018	235
222	Horsham	3.80	£1,430	£451,368	197
223	South Kesteven	3.80	£828	£261,472	138
224	Vale of White Horse	3.79	£1,314	£415,935	156
225	West Berkshire	3.79	£1,274	£403,721	201
226	Bromley	3.78	£1,648	£523,445	353
227	Kingston upon Thames	3.78	£1,830	£580,648	144
228	Mid Sussex	3.78	£1,389	£440,438	180
229	Northumberland	3.78	£656	£208,246	371
230	East Riding of Yorkshire	3.77	£688	£218,965	436
231	North West Leicestershire	3.77	£889	£283,179	98
232	South Cambridgeshire	3.76	£1,384	£441,895	191
233	Windsor and Maidenhead	3.76	£1,800	£574,173	153
234	Dorset	3.75	£1,028	£329,329	497
235	Wealden	3.74	£1,250	£400,769	173
236	Lichfield	3.73	£1,041	£334,665	133
237	Guildford	3.72	£1,687	£543,785	154
238	Teignbridge	3.72	£937	£302,141	163
239	Cheshire East	3.71	£944	£305,649	494
240	Winchester	3.71	£1,459	£472,100	141
241	Rochford	3.70	£1,255	£406,774	102
242	Staffordshire Moorlands	3.70	£692	£224,404	107
243	East Lindsey	3.69	£662	£215,491	161
244	Brentwood	3.68	£1,596	£520,960	120
245	St Albans	3.67	£1,895	£619,075	145
246	Three Rivers	3.66	£1,803	£590,353	81
247	Rushcliffe	3.65	£1,026	£337,545	159
248	South Norfolk	3.65	£960	£316,004	161
249	Tandridge	3.65	£1,567	£515,231	103
250	North East Derbyshire	3.64	£767	£252,992	119
251	North Yorkshire	3.64	£832	£274,086	767
252	South Staffordshire	3.63	£925	£305,742	110
253	Epsom and Ewell	3.61	£1,650	£548,646	91
254	Wokingham	3.60	£1,499	£499,999	195
255	Mid Suffolk	3.58	£950	£318,487	125
256	Tewkesbury	3.58	£969	£325,089	117
257	Rutland	3.56	£956	£321,880	52
258	Broadland	3.55	£918	£310,135	156
259	Buckinghamshire	3.55	£1,440	£486,983	576
260	Torridge	3.54	£789	£267,739	81
261	Mid Devon	3.50	£864	£296,645	77
262	North Devon	3.50	£853	£292,549	145
263	West Oxfordshire	3.50	£1,260	£432,615	139
264	North Norfolk	3.47	£838	£290,183	133
265	Cotswold	3.46	£1,233	£427,842	124
266	Chichester	3.45	£1,303	£452,737	160
267	Hart	3.45	£1,379	£479,365	119
268	Maldon	3.44	£1,131	£394,351	90
269	Stroud	3.44	£1,001	£348,693	145
270	Bromsgrove	3.43	£970	£338,986	92
271	Shropshire	3.42	£794	£278,760	364
272	South Oxfordshire	3.41	£1,352	£475,313	153
273	East Cambridgeshire	3.40	£1,037	£366,006	81
274	Herefordshire, County of	3.40	£825	£290,877	197
275	East Suffolk	3.39	£808	£286,385	272
276	Forest of Dean	3.39	£839	£296,823	93
277	Babergh	3.37	£959	£340,991	99
278	East Hampshire	3.36	£1,243	£443,869	141
279	Ribble Valley	3.36	£786	£280,419	77
280	Harborough	3.34	£947	£340,311	112
281	Richmond upon Thames	3.34	£2,229	£801,662	200
282	West Devon	3.34	£829	£298,209	82
283	Stratford-on-Avon	3.29	£1,092	£398,770	207
284	Wychavon	3.29	£917	£334,371	144
285	Kensington and Chelsea	3.27	£3,634	£1,331,867	107
286	Malvern Hills	3.24	£930	£344,863	64
287	East Devon	3.23	£921	£342,304	184
288	Mole Valley	3.21	£1,514	£566,281	76
289	Uttlesford	3.19	£1,291	£485,705	100
290	South Hams	3.15	£994	£378,814	110
291	Melton	3.13	£780	£299,341	54
292	Waverley	3.10	£1,466	£566,869	139
293	Elmbridge	3.01	£1,835	£731,361	149
294	Derbyshire Dales	2.61	£758	£348,367	82

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) — November 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