Highest gross yields

1Newcastle upon Tyne£1,179 / £205,5926.88%
2Portsmouth£1,341 / £247,0096.51%
3Bristol, City of£1,889 / £350,8416.46%
4Manchester£1,337 / £254,2916.31%
5Southampton£1,231 / £234,3396.30%
6Gateshead£782 / £151,8456.18%
7Nottingham£1,000 / £194,1326.18%
8Norwich£1,139 / £223,2706.12%
9Kingston upon Hull, City of£666 / £131,6146.07%
10Tower Hamlets£2,387 / £472,8666.06%

Lowest gross yields

284Stratford-on-Avon£1,098 / £399,6893.30%
285Malvern Hills£931 / £340,6713.28%
286East Devon£922 / £338,9313.26%
288South Hams£996 / £371,8053.21%
289Melton£789 / £296,2683.20%
290Mole Valley£1,516 / £567,7933.20%
291Uttlesford£1,294 / £486,3413.19%
292Waverley£1,447 / £560,0813.10%
293Elmbridge£1,837 / £727,9413.03%
294Derbyshire Dales£760 / £345,2992.64%

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	£1,179	£205,592	245
2	Portsmouth	6.51	£1,341	£247,009	158
3	Bristol, City of	6.46	£1,889	£350,841	436
4	Manchester	6.31	£1,337	£254,291	343
5	Southampton	6.30	£1,231	£234,339	233
6	Gateshead	6.18	£782	£151,845	191
7	Nottingham	6.18	£1,000	£194,132	199
8	Norwich	6.12	£1,139	£223,270	155
9	Kingston upon Hull, City of	6.07	£666	£131,614	243
10	Tower Hamlets	6.06	£2,387	£472,866	158
11	Salford	6.05	£1,157	£229,496	262
12	Blackpool	6.04	£684	£135,962	162
13	Lincoln	5.96	£938	£188,788	105
14	Middlesbrough	5.95	£685	£138,256	125
15	Gosport	5.83	£1,138	£234,100	93
16	Liverpool	5.76	£881	£183,693	322
17	Sunderland	5.76	£693	£144,314	242
18	Harlow	5.75	£1,493	£311,467	91
19	Newham	5.72	£1,900	£398,939	131
20	Burnley	5.67	£619	£131,058	86
21	Birmingham	5.63	£1,084	£230,903	648
22	Barking and Dagenham	5.62	£1,678	£358,039	92
23	Lambeth	5.61	£2,515	£538,005	262
24	Stoke-on-Trent	5.58	£695	£149,348	189
25	Watford	5.51	£1,815	£395,080	62
26	Leeds	5.50	£1,118	£243,998	766
27	Exeter	5.48	£1,323	£289,469	135
28	Hyndburn	5.46	£632	£138,943	110
29	Slough	5.46	£1,552	£340,820	64
30	Eastbourne	5.44	£1,152	£254,234	142
31	Gloucester	5.43	£1,068	£236,235	147
32	Coventry	5.42	£1,011	£223,652	241
33	Brighton and Hove	5.40	£1,834	£407,777	282
34	Plymouth	5.40	£983	£218,415	336
35	Sandwell	5.40	£926	£205,852	194
36	Bournemouth, Christchurch and Poole	5.39	£1,391	£309,556	436
37	Leicester	5.35	£1,023	£229,573	186
38	Reading	5.35	£1,584	£354,990	142
39	County Durham	5.32	£623	£140,630	554
40	Ipswich	5.29	£980	£222,292	102
41	South Tyneside	5.28	£712	£161,789	121
42	Stevenage	5.27	£1,398	£318,580	57
43	South Gloucestershire	5.22	£1,449	£333,375	322
44	Bolton	5.21	£872	£200,835	253
45	Pendle	5.21	£638	£146,918	140
46	Dartford	5.18	£1,546	£358,074	124
47	Crawley	5.17	£1,458	£338,125	100
48	Hartlepool	5.17	£563	£130,669	88
49	Wolverhampton	5.17	£907	£210,532	150
50	Bath and North East Somerset	5.16	£1,812	£420,998	193
51	Blackburn with Darwen	5.15	£699	£162,933	142
52	Stockton-on-Tees	5.13	£721	£168,631	174
53	Tameside	5.08	£905	£213,698	204
54	Darlington	5.07	£661	£156,353	107
55	Redcar and Cleveland	5.07	£630	£149,113	126
56	St. Helens	5.06	£766	£181,511	181
57	Greenwich	5.03	£1,927	£459,985	177
58	Hastings	5.03	£1,004	£239,736	94
59	Worthing	5.03	£1,304	£311,392	141
60	Luton	5.01	£1,201	£287,850	126
61	Sheffield	5.01	£918	£219,825	508
62	Knowsley	5.00	£789	£189,245	125
63	Medway	5.00	£1,229	£295,141	264
64	Hackney	4.98	£2,578	£621,339	139
65	Swindon	4.97	£1,075	£259,323	258
66	Derby	4.96	£840	£203,255	246
67	Sefton	4.95	£907	£219,998	274
68	Peterborough	4.93	£972	£236,434	150
69	Preston	4.93	£765	£186,082	148
70	North East Lincolnshire	4.92	£610	£148,835	168
71	Thanet	4.91	£1,095	£267,760	153
72	Walsall	4.91	£890	£217,712	182
73	Ashfield	4.89	£771	£189,175	125
74	Broxbourne	4.86	£1,642	£405,459	79
75	North Tyneside	4.86	£822	£203,008	208
76	Rushmoor	4.86	£1,342	£331,220	116
77	Boston	4.85	£787	£194,886	73
78	Colchester	4.85	£1,208	£298,822	210
79	Thurrock	4.85	£1,331	£329,585	136
80	Milton Keynes	4.84	£1,315	£326,084	213
81	Rossendale	4.84	£797	£197,487	83
82	Bury	4.83	£961	£238,607	176
83	Oldham	4.83	£866	£215,199	205
84	Southwark	4.83	£2,374	£589,543	192
85	Mansfield	4.78	£764	£191,724	115
86	Oxford	4.78	£1,913	£480,546	94
87	Tamworth	4.78	£941	£236,435	71
88	Lancaster	4.76	£791	£199,329	140
89	Wakefield	4.73	£779	£197,696	361
90	Islington	4.72	£2,716	£691,072	128
91	Newcastle-under-Lyme	4.71	£801	£203,959	104
92	West Suffolk	4.71	£1,161	£295,877	166
93	Calderdale	4.70	£736	£187,875	231
94	Croydon	4.68	£1,547	£396,831	275
95	Bradford	4.66	£728	£187,430	497
96	Doncaster	4.65	£675	£174,192	327
97	North Somerset	4.65	£1,189	£306,954	259
98	Nuneaton and Bedworth	4.64	£908	£234,833	129
99	Southend-on-Sea	4.64	£1,274	£329,199	193
100	Torbay	4.62	£892	£231,806	140
101	Tendring	4.61	£1,039	£270,632	197
102	Basildon	4.59	£1,384	£361,648	194
103	Eastleigh	4.59	£1,190	£310,830	149
104	Rochdale	4.58	£798	£209,089	222
105	Swale	4.57	£1,124	£295,380	135
106	Telford and Wrekin	4.55	£830	£219,074	195
107	Barnsley	4.54	£661	£174,811	222
108	Bracknell Forest	4.53	£1,480	£391,700	126
109	Cumberland	4.53	£651	£172,409	310
110	Fylde	4.53	£838	£222,198	120
111	Wandsworth	4.53	£2,605	£690,036	285
112	Great Yarmouth	4.51	£800	£212,736	82
113	Wigan	4.51	£719	£191,507	385
114	Wirral	4.51	£819	£217,746	352
115	Woking	4.51	£1,640	£436,518	125
116	Arun	4.50	£1,207	£321,900	244
117	Broxtowe	4.50	£966	£257,627	123
118	Enfield	4.50	£1,753	£467,681	191
119	Gravesham	4.50	£1,305	£348,131	87
120	Solihull	4.50	£1,250	£333,301	206
121	Halton	4.49	£719	£192,302	105
122	North Northamptonshire	4.49	£966	£258,445	364
123	Oadby and Wigston	4.49	£1,017	£271,510	53
124	York	4.49	£1,157	£308,951	200
125	Chelmsford	4.48	£1,437	£384,962	195
126	Worcester	4.48	£938	£251,215	109
127	Bexley	4.44	£1,530	£413,126	185
128	Cheltenham	4.44	£1,221	£329,987	140
129	South Ribble	4.44	£778	£210,034	138
130	Cambridge	4.43	£1,793	£485,182	89
131	Erewash	4.42	£827	£224,370	108
132	Dudley	4.41	£844	£229,666	234
133	Isle of Wight	4.41	£905	£246,502	147
134	Spelthorne	4.41	£1,630	£443,387	90
135	Wyre Forest	4.41	£858	£233,442	117
136	Adur	4.40	£1,372	£374,045	59
137	Braintree	4.40	£1,215	£330,993	145
138	Bolsover	4.39	£686	£187,480	86
139	Cherwell	4.39	£1,281	£350,175	158
140	Lewisham	4.39	£1,805	£492,872	216
141	Canterbury	4.38	£1,232	£337,516	161
142	Hounslow	4.38	£1,897	£519,960	156
143	Rugby	4.37	£1,017	£279,444	117
144	Redditch	4.36	£893	£245,689	94
145	West Northamptonshire	4.36	£1,064	£293,076	433
146	Cheshire West and Chester	4.35	£950	£261,911	432
147	East Staffordshire	4.35	£816	£225,293	140
148	Chesterfield	4.34	£727	£200,969	112
149	Chorley	4.32	£762	£211,590	136
150	Lewes	4.32	£1,310	£363,603	121
151	Tonbridge and Malling	4.31	£1,460	£406,887	141
152	Wyre	4.31	£704	£195,903	156
153	Cornwall	4.29	£998	£279,305	678
154	Fenland	4.29	£823	£230,017	135
155	Folkestone and Hythe	4.29	£1,112	£310,869	128
156	Ealing	4.28	£2,051	£574,490	165
157	Fareham	4.28	£1,181	£330,908	143
158	Gedling	4.28	£887	£248,464	158
159	Hammersmith and Fulham	4.28	£2,702	£757,836	120
160	Westminster	4.28	£3,240	£909,052	123
161	Kirklees	4.27	£733	£205,870	412
162	Maidstone	4.27	£1,273	£358,061	186
163	Rotherham	4.27	£677	£190,288	231
164	Trafford	4.26	£1,350	£380,045	232
165	Basingstoke and Deane	4.25	£1,314	£370,862	199
166	Cannock Chase	4.25	£826	£233,054	112
167	Havant	4.24	£1,118	£316,526	132
168	Ashford	4.23	£1,227	£347,767	132
169	Hinckley and Bosworth	4.21	£915	£260,780	151
170	North Warwickshire	4.20	£951	£271,973	89
171	Somerset	4.19	£969	£277,552	641
172	Stockport	4.19	£1,079	£308,819	308
173	Havering	4.18	£1,561	£447,701	224
174	Bedford	4.17	£1,146	£329,681	157
175	Haringey	4.16	£2,202	£635,153	155
176	North Lincolnshire	4.16	£625	£180,341	172
177	Central Bedfordshire	4.14	£1,223	£354,496	349
178	Bassetlaw	4.12	£713	£207,658	132
179	Reigate and Banstead	4.12	£1,614	£470,215	143
180	Warrington	4.11	£870	£253,771	239
181	Westmorland and Furness	4.11	£785	£229,439	261
182	Charnwood	4.10	£936	£274,223	191
183	King's Lynn and West Norfolk	4.09	£918	£269,667	178
184	Redbridge	4.09	£1,711	£501,403	161
185	Dacorum	4.07	£1,588	£467,703	158
186	High Peak	4.07	£887	£261,730	116
187	Brent	4.06	£1,927	£569,119	126
188	South Derbyshire	4.06	£863	£255,292	135
189	Sutton	4.06	£1,538	£454,142	141
190	Huntingdonshire	4.05	£1,038	£307,768	228
191	Merton	4.05	£2,080	£615,863	119
192	Rother	4.04	£1,157	£343,849	120
193	Warwick	4.03	£1,234	£367,875	164
194	Welwyn Hatfield	4.02	£1,464	£437,283	100
195	Dover	4.01	£950	£284,137	121
196	West Lancashire	4.01	£789	£236,074	106
197	Castle Point	4.00	£1,221	£366,595	106
198	Waltham Forest	4.00	£1,740	£522,484	216
199	Stafford	3.99	£866	£260,126	119
200	Blaby	3.98	£961	£289,637	118
201	Runnymede	3.98	£1,580	£476,605	87
202	Harrow	3.96	£1,745	£528,176	112
203	Newark and Sherwood	3.96	£785	£237,873	142
204	Amber Valley	3.95	£776	£235,500	124
205	Surrey Heath	3.95	£1,487	£451,409	98
206	North Hertfordshire	3.94	£1,384	£421,829	140
207	Sevenoaks	3.94	£1,762	£536,891	127
208	West Lindsey	3.94	£703	£214,353	126
209	East Hertfordshire	3.93	£1,490	£455,261	156
210	Epping Forest	3.93	£1,786	£544,866	133
211	South Holland	3.93	£752	£229,419	110
212	Barnet	3.92	£1,921	£588,581	236
213	Hertsmere	3.91	£1,795	£551,497	93
214	Horsham	3.91	£1,435	£440,774	166
215	North Kesteven	3.91	£796	£244,118	123
216	Hillingdon	3.90	£1,545	£474,983	150
217	Test Valley	3.90	£1,208	£371,419	149
218	Tunbridge Wells	3.90	£1,482	£456,087	103
219	Breckland	3.89	£902	£278,009	137
220	Camden	3.89	£2,684	£827,054	114
221	South Cambridgeshire	3.88	£1,393	£430,697	162
222	Kingston upon Thames	3.87	£1,832	£568,439	145
223	Mid Sussex	3.84	£1,395	£436,195	177
224	Windsor and Maidenhead	3.83	£1,808	£566,867	130
225	Wiltshire	3.82	£1,056	£331,589	551
226	Lichfield	3.81	£1,051	£331,144	110
227	Vale of White Horse	3.81	£1,317	£414,324	148
228	Guildford	3.80	£1,689	£533,400	117
229	West Berkshire	3.80	£1,270	£400,686	161
230	South Kesteven	3.79	£830	£263,133	149
231	Wealden	3.79	£1,254	£396,991	188
232	Bromley	3.78	£1,652	£524,700	295
233	Cheshire East	3.78	£951	£301,861	535
234	Staffordshire Moorlands	3.78	£699	£221,835	120
235	New Forest	3.77	£1,220	£387,987	200
236	Winchester	3.77	£1,473	£469,441	135
237	East Riding of Yorkshire	3.76	£687	£219,530	438
238	Northumberland	3.76	£659	£210,364	382
239	Tandridge	3.76	£1,581	£504,137	69
240	Dorset	3.75	£1,029	£329,349	439
241	North West Leicestershire	3.75	£891	£285,181	124
242	Teignbridge	3.75	£937	£299,687	163
243	Rochford	3.73	£1,265	£407,174	87
244	North East Derbyshire	3.72	£769	£247,890	95
245	Three Rivers	3.71	£1,808	£585,145	63
246	South Staffordshire	3.70	£935	£303,100	87
247	Brentwood	3.69	£1,597	£519,617	89
248	St Albans	3.68	£1,901	£619,433	135
249	South Norfolk	3.67	£962	£314,302	182
250	Mid Suffolk	3.66	£955	£313,086	131
251	North Yorkshire	3.66	£828	£271,434	726
252	East Lindsey	3.64	£664	£219,060	133
253	Epsom and Ewell	3.64	£1,660	£546,903	87
254	Rushcliffe	3.64	£1,027	£338,437	138
255	Rutland	3.63	£962	£318,399	51
256	Buckinghamshire	3.61	£1,456	£484,507	548
257	Stroud	3.58	£1,013	£339,560	154
258	Wokingham	3.58	£1,495	£500,578	179
259	Torridge	3.57	£792	£265,872	79
260	Chichester	3.55	£1,307	£441,576	146
261	West Oxfordshire	3.55	£1,261	£426,158	106
262	Cotswold	3.53	£1,251	£425,175	107
263	North Devon	3.53	£853	£289,780	125
264	North Norfolk	3.53	£843	£286,631	105
265	Tewkesbury	3.53	£971	£330,477	123
266	Broadland	3.52	£923	£314,795	166
267	Bromsgrove	3.52	£971	£331,227	83
268	East Cambridgeshire	3.48	£1,025	£353,240	97
269	East Suffolk	3.47	£816	£282,348	285
270	Maldon	3.47	£1,138	£393,059	82
271	Mid Devon	3.47	£864	£298,725	79
272	Babergh	3.45	£964	£335,677	104
273	Herefordshire, County of	3.45	£826	£287,322	204
274	South Oxfordshire	3.45	£1,358	£472,096	152
275	Forest of Dean	3.44	£843	£294,476	68
276	Kensington and Chelsea	3.44	£3,651	£1,275,007	104
277	Shropshire	3.42	£796	£279,472	371
278	East Hampshire	3.41	£1,245	£437,943	166
279	Ribble Valley	3.39	£790	£279,932	80
280	Hart	3.37	£1,382	£491,788	120
281	Richmond upon Thames	3.35	£2,232	£798,928	175
282	Harborough	3.32	£952	£344,264	156
283	Wychavon	3.31	£918	£332,600	132
284	Stratford-on-Avon	3.30	£1,098	£399,689	155
285	Malvern Hills	3.28	£931	£340,671	99
286	East Devon	3.26	£922	£338,931	188
287	West Devon	3.23	£831	£308,404	46 thin
288	South Hams	3.21	£996	£371,805	124
289	Melton	3.20	£789	£296,268	69
290	Mole Valley	3.20	£1,516	£567,793	74
291	Uttlesford	3.19	£1,294	£486,341	106
292	Waverley	3.10	£1,447	£560,081	135
293	Elmbridge	3.03	£1,837	£727,941	170
294	Derbyshire Dales	2.64	£760	£345,299	65

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) — December 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