Highest gross yields

1Newcastle upon Tyne£1,190 / £207,6776.88%
2Portsmouth£1,345 / £245,9856.56%
3Bristol, City of£1,893 / £349,7216.50%
4Southampton£1,238 / £232,7336.38%
5Manchester£1,343 / £254,6096.33%
6Gateshead£783 / £150,6626.24%
7Nottingham£1,003 / £193,4586.22%
8Tower Hamlets£2,389 / £464,3106.17%
9Kingston upon Hull, City of£670 / £130,9966.14%
10Salford£1,161 / £227,0346.14%

Lowest gross yields

283Stratford-on-Avon£1,101 / £396,1843.33%
284Wychavon£919 / £332,6163.32%
285East Devon£921 / £335,1573.30%
286South Hams£996 / £362,1593.30%
287Malvern Hills£933 / £340,3573.29%
290Uttlesford£1,295 / £480,6433.23%
291Mole Valley£1,525 / £576,7913.17%
292Waverley£1,427 / £552,4633.10%
293Elmbridge£1,837 / £732,2303.01%
294Derbyshire Dales£768 / £341,9552.70%

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	£1,190	£207,677	187
2	Portsmouth	6.56	£1,345	£245,985	129
3	Bristol, City of	6.50	£1,893	£349,721	389
4	Southampton	6.38	£1,238	£232,733	163
5	Manchester	6.33	£1,343	£254,609	291
6	Gateshead	6.24	£783	£150,662	160
7	Nottingham	6.22	£1,003	£193,458	168
8	Tower Hamlets	6.17	£2,389	£464,310	136
9	Kingston upon Hull, City of	6.14	£670	£130,996	143
10	Salford	6.14	£1,161	£227,034	143
11	Lincoln	6.09	£940	£185,166	82
12	Norwich	6.09	£1,142	£224,945	119
13	Middlesbrough	6.08	£697	£137,453	102
14	Blackpool	6.06	£689	£136,476	108
15	Liverpool	5.92	£885	£179,323	278
16	Sunderland	5.76	£693	£144,285	167
17	Burnley	5.75	£624	£130,228	70
18	Gosport	5.75	£1,143	£238,522	71
19	Harlow	5.74	£1,503	£314,144	52
20	Birmingham	5.68	£1,087	£229,740	552
21	Newham	5.68	£1,906	£402,352	95
22	Barking and Dagenham	5.62	£1,681	£359,053	71
23	Stoke-on-Trent	5.61	£698	£149,232	174
24	Lambeth	5.56	£2,520	£544,264	193
25	Blackburn with Darwen	5.55	£702	£151,793	144
26	Watford	5.53	£1,817	£394,235	50
27	Exeter	5.52	£1,319	£286,480	83
28	Hyndburn	5.52	£634	£137,766	46 thin
29	Slough	5.51	£1,562	£339,968	61
30	Eastbourne	5.50	£1,155	£252,150	89
31	Leeds	5.49	£1,123	£245,390	562
32	Brighton and Hove	5.48	£1,833	£401,560	190
33	Coventry	5.48	£1,016	£222,587	192
34	County Durham	5.47	£626	£137,319	410
35	Sandwell	5.47	£936	£205,300	125
36	Gloucester	5.46	£1,069	£234,815	98
37	Plymouth	5.42	£981	£217,064	203
38	Bournemouth, Christchurch and Poole	5.38	£1,392	£310,598	396
39	Reading	5.38	£1,583	£353,045	102
40	Ipswich	5.37	£983	£219,511	118
41	Stevenage	5.37	£1,407	£314,205	48 thin
42	South Tyneside	5.36	£716	£160,263	89
43	Bath and North East Somerset	5.35	£1,846	£414,276	150
44	Dartford	5.32	£1,551	£349,608	79
45	Leicester	5.30	£1,024	£231,673	141
46	Wolverhampton	5.26	£921	£210,275	118
47	Crawley	5.25	£1,463	£334,264	65
48	South Gloucestershire	5.25	£1,447	£330,808	239
49	Bolton	5.23	£873	£200,374	174
50	Stockton-on-Tees	5.20	£725	£167,205	145
51	Tameside	5.17	£908	£210,913	142
52	Pendle	5.13	£640	£149,679	63
53	Boston	5.11	£790	£185,539	43 thin
54	Hartlepool	5.11	£566	£132,800	76
55	Worthing	5.11	£1,306	£306,448	114
56	Luton	5.10	£1,205	£283,576	141
57	St. Helens	5.04	£767	£182,568	128
58	Hastings	5.02	£1,007	£240,759	75
59	Knowsley	5.02	£795	£190,179	78
60	Hackney	5.01	£2,582	£618,491	108
61	Sheffield	5.01	£920	£220,317	362
62	Swindon	5.01	£1,078	£258,134	179
63	Preston	5.00	£772	£185,173	110
64	Rushmoor	5.00	£1,344	£322,520	49 thin
65	Thanet	5.00	£1,099	£263,745	110
66	Medway	4.99	£1,234	£296,936	205
67	Walsall	4.99	£898	£215,977	167
68	Milton Keynes	4.98	£1,325	£319,478	211
69	Oldham	4.98	£882	£212,569	131
70	Redcar and Cleveland	4.98	£632	£152,355	80
71	Derby	4.96	£843	£204,035	178
72	Ashfield	4.95	£773	£187,325	81
73	Darlington	4.95	£662	£160,634	96
74	Southwark	4.93	£2,387	£581,143	168
75	Colchester	4.92	£1,215	£296,213	154
76	North East Lincolnshire	4.91	£612	£149,708	158
77	Greenwich	4.90	£1,941	£475,647	151
78	Peterborough	4.89	£973	£238,819	122
79	North Tyneside	4.88	£824	£202,485	148
80	Sefton	4.88	£910	£223,549	203
81	Thurrock	4.85	£1,336	£330,240	120
82	Mansfield	4.84	£766	£189,725	79
83	Rossendale	4.84	£804	£199,383	54
84	Oxford	4.83	£1,923	£478,065	79
85	Broxbourne	4.82	£1,648	£410,117	72
86	Lancaster	4.82	£795	£197,925	95
87	Bury	4.80	£962	£240,695	140
88	Tendring	4.77	£1,043	£262,188	144
89	West Suffolk	4.77	£1,166	£293,569	148
90	Newcastle-under-Lyme	4.75	£808	£203,995	97
91	Tamworth	4.75	£948	£239,593	68
92	Croydon	4.74	£1,553	£393,122	231
93	Wakefield	4.73	£782	£198,383	234
94	Islington	4.71	£2,713	£691,181	91
95	Nuneaton and Bedworth	4.68	£910	£233,218	97
96	Torbay	4.68	£895	£229,667	120
97	Bradford	4.67	£729	£187,429	338
98	Calderdale	4.67	£737	£189,230	183
99	Rochdale	4.66	£806	£207,491	130
100	Bracknell Forest	4.65	£1,488	£383,727	97
101	Doncaster	4.65	£677	£174,652	198
102	Southend-on-Sea	4.65	£1,275	£329,321	122
103	North Somerset	4.64	£1,192	£308,255	208
104	Basildon	4.62	£1,387	£360,061	151
105	Eastleigh	4.61	£1,196	£311,393	136
106	Great Yarmouth	4.61	£807	£210,162	88
107	Swale	4.60	£1,128	£294,442	121
108	Arun	4.59	£1,211	£316,578	142
109	Barnsley	4.59	£664	£173,590	181
110	Broxtowe	4.58	£967	£253,545	88
111	Cambridge	4.57	£1,797	£471,835	77
112	Chelmsford	4.57	£1,441	£378,195	130
113	Cumberland	4.56	£653	£171,800	243
114	Isle of Wight	4.56	£918	£241,596	130
115	Telford and Wrekin	4.56	£838	£220,358	126
116	Wigan	4.55	£723	£190,574	223
117	Gravesham	4.54	£1,309	£346,243	70
118	Wandsworth	4.53	£2,609	£691,370	245
119	York	4.53	£1,170	£310,025	144
120	Cheltenham	4.52	£1,227	£326,110	101
121	North Northamptonshire	4.52	£970	£257,525	283
122	Wyre Forest	4.52	£862	£228,781	82
123	Enfield	4.50	£1,760	£469,351	137
124	Fylde	4.50	£842	£224,680	73
125	Spelthorne	4.50	£1,632	£435,627	67
126	Bexley	4.49	£1,539	£411,279	142
127	Solihull	4.49	£1,252	£334,844	179
128	Erewash	4.48	£829	£222,254	89
129	South Ribble	4.47	£781	£209,750	100
130	Oadby and Wigston	4.46	£1,019	£274,439	43 thin
131	Worcester	4.45	£943	£254,131	75
132	Braintree	4.44	£1,221	£330,165	144
133	Woking	4.44	£1,628	£440,441	78
134	Cherwell	4.42	£1,284	£348,271	139
135	Lewes	4.42	£1,314	£356,402	83
136	Redditch	4.42	£894	£242,813	47 thin
137	Wirral	4.42	£823	£223,246	251
138	Halton	4.41	£724	£196,947	91
139	Cannock Chase	4.40	£832	£226,702	67
140	Hounslow	4.40	£1,899	£517,336	106
141	Fareham	4.39	£1,191	£325,896	103
142	Folkestone and Hythe	4.39	£1,120	£306,459	97
143	Kirklees	4.39	£748	£204,460	310
144	Canterbury	4.38	£1,241	£340,030	112
145	Lewisham	4.38	£1,805	£494,150	146
146	Adur	4.36	£1,374	£378,548	62
147	Bolsover	4.36	£688	£189,252	58
148	Chesterfield	4.36	£729	£200,598	85
149	Dudley	4.36	£846	£232,603	193
150	West Northamptonshire	4.36	£1,066	£293,228	328
151	Fenland	4.35	£826	£228,103	73
152	Cornwall	4.34	£1,004	£277,773	446
153	East Staffordshire	4.34	£822	£227,069	84
154	Rugby	4.34	£1,019	£281,628	81
155	Rotherham	4.33	£678	£187,958	174
156	Hammersmith and Fulham	4.31	£2,687	£747,298	93
157	Tonbridge and Malling	4.31	£1,461	£407,234	109
158	Wyre	4.31	£708	£197,302	94
159	Cheshire West and Chester	4.30	£954	£266,120	322
160	Chorley	4.29	£765	£213,862	102
161	North Warwickshire	4.28	£957	£268,502	48 thin
162	Bedford	4.26	£1,153	£324,603	103
163	Ashford	4.25	£1,231	£347,732	106
164	Ealing	4.25	£2,051	£579,001	173
165	Gedling	4.24	£889	£251,882	80
166	Maidstone	4.24	£1,276	£361,236	162
167	Trafford	4.24	£1,358	£384,537	201
168	Basingstoke and Deane	4.23	£1,318	£373,553	153
169	Havant	4.23	£1,120	£317,391	109
170	Hinckley and Bosworth	4.20	£916	£261,615	106
171	Westmorland and Furness	4.20	£788	£225,085	210
172	Havering	4.19	£1,561	£447,432	221
173	North Lincolnshire	4.18	£626	£179,580	152
174	Somerset	4.18	£972	£279,135	499
175	King's Lynn and West Norfolk	4.17	£921	£265,184	146
176	Stockport	4.17	£1,084	£311,614	262
177	Brent	4.16	£1,933	£556,945	93
178	Reigate and Banstead	4.16	£1,619	£467,117	100
179	Central Bedfordshire	4.15	£1,229	£355,348	251
180	Redbridge	4.13	£1,714	£498,278	107
181	Westminster	4.13	£3,181	£925,051	94
182	Dacorum	4.12	£1,586	£461,867	120
183	Haringey	4.12	£2,197	£639,251	132
184	South Derbyshire	4.12	£867	£252,511	96
185	Charnwood	4.11	£940	£274,225	157
186	Sutton	4.11	£1,542	£450,418	111
187	Warrington	4.11	£873	£254,909	171
188	High Peak	4.08	£895	£263,393	90
189	Huntingdonshire	4.08	£1,042	£306,236	149
190	Stafford	4.07	£872	£257,234	85
191	Bassetlaw	4.06	£715	£211,285	79
192	Blaby	4.04	£969	£288,136	78
193	South Holland	4.04	£755	£223,995	82
194	Dover	4.03	£956	£284,691	96
195	Rother	4.03	£1,162	£346,005	75
196	Merton	4.02	£2,080	£620,808	136
197	Epping Forest	4.01	£1,808	£540,732	93
198	North Hertfordshire	4.01	£1,394	£416,861	113
199	Warwick	4.01	£1,236	£370,093	113
200	West Lancashire	4.01	£790	£236,126	70
201	Amber Valley	4.00	£779	£233,659	86
202	Runnymede	4.00	£1,573	£471,382	64
203	Waltham Forest	4.00	£1,743	£523,231	156
204	West Lindsey	4.00	£706	£211,681	92
205	Castle Point	3.99	£1,222	£367,244	57
206	Welwyn Hatfield	3.99	£1,465	£440,172	73
207	Newark and Sherwood	3.98	£786	£237,165	97
208	Harrow	3.97	£1,750	£529,277	94
209	North Kesteven	3.97	£816	£246,883	107
210	Tunbridge Wells	3.97	£1,487	£449,210	94
211	Barnet	3.96	£1,923	£583,105	194
212	East Hertfordshire	3.96	£1,500	£454,948	93
213	Sevenoaks	3.95	£1,780	£540,493	97
214	Breckland	3.94	£903	£274,835	129
215	Horsham	3.91	£1,439	£441,931	141
216	South Cambridgeshire	3.91	£1,399	£429,568	98
217	Hillingdon	3.90	£1,548	£476,321	154
218	Surrey Heath	3.89	£1,487	£458,327	73
219	Test Valley	3.88	£1,207	£373,233	100
220	Tandridge	3.87	£1,590	£493,425	63
221	Windsor and Maidenhead	3.87	£1,810	£561,209	106
222	Lichfield	3.86	£1,065	£330,728	83
223	South Kesteven	3.86	£832	£258,754	120
224	Staffordshire Moorlands	3.86	£709	£220,415	75
225	Bromley	3.85	£1,658	£517,288	266
226	Guildford	3.85	£1,689	£525,859	110
227	Hertsmere	3.85	£1,789	£557,976	64
228	Wiltshire	3.85	£1,057	£329,877	378
229	Cheshire East	3.84	£961	£300,023	354
230	Mid Sussex	3.84	£1,398	£437,417	146
231	Northumberland	3.84	£661	£206,563	263
232	Wealden	3.84	£1,258	£393,584	127
233	Kingston upon Thames	3.83	£1,821	£570,923	95
234	Winchester	3.83	£1,483	£464,355	108
235	New Forest	3.82	£1,221	£384,022	143
236	Camden	3.81	£2,614	£822,923	112
237	North East Derbyshire	3.80	£771	£243,511	69
238	North West Leicestershire	3.80	£893	£282,276	101
239	Vale of White Horse	3.80	£1,321	£417,535	97
240	West Berkshire	3.80	£1,266	£399,712	116
241	East Riding of Yorkshire	3.79	£691	£218,965	279
242	South Staffordshire	3.78	£939	£297,827	73
243	Dorset	3.76	£1,031	£329,088	373
244	Three Rivers	3.76	£1,810	£578,110	42 thin
245	Teignbridge	3.75	£939	£300,277	118
246	Mid Suffolk	3.72	£959	£309,522	78
247	Brentwood	3.70	£1,597	£518,018	68
248	Rutland	3.70	£969	£314,219	28 thin
249	South Norfolk	3.70	£964	£312,278	122
250	Epsom and Ewell	3.69	£1,671	£543,060	65
251	Rochford	3.68	£1,268	£413,708	62
252	St Albans	3.66	£1,907	£624,968	115
253	Buckinghamshire	3.65	£1,460	£480,368	394
254	East Lindsey	3.65	£665	£218,828	107
255	North Yorkshire	3.63	£825	£272,693	526
256	Rushcliffe	3.62	£1,029	£341,066	105
257	Stroud	3.62	£1,026	£339,942	95
258	Chichester	3.60	£1,312	£437,305	104
259	North Devon	3.59	£858	£286,433	92
260	Wokingham	3.59	£1,487	£496,739	110
261	Maldon	3.58	£1,145	£384,134	49 thin
262	Cotswold	3.56	£1,260	£424,820	78
263	Torridge	3.56	£791	£266,547	61
264	West Oxfordshire	3.55	£1,264	£427,629	83
265	Broadland	3.54	£928	£314,497	116
266	Tewkesbury	3.53	£972	£329,964	73
267	Herefordshire, County of	3.52	£826	£281,936	126
268	East Cambridgeshire	3.51	£1,012	£346,382	53
269	Bromsgrove	3.50	£972	£333,152	82
270	North Norfolk	3.50	£848	£291,020	91
271	East Suffolk	3.49	£824	£283,137	195
272	Babergh	3.48	£967	£333,421	82
273	Mid Devon	3.47	£863	£298,158	60
274	South Oxfordshire	3.46	£1,365	£474,023	107
275	Ribble Valley	3.45	£794	£276,310	62
276	Kensington and Chelsea	3.43	£3,640	£1,273,372	80
277	Shropshire	3.43	£798	£279,046	227
278	Richmond upon Thames	3.40	£2,254	£796,188	151
279	Forest of Dean	3.39	£834	£294,964	56
280	Hart	3.39	£1,386	£491,271	78
281	East Hampshire	3.37	£1,248	£443,738	106
282	Harborough	3.36	£956	£341,161	78
283	Stratford-on-Avon	3.33	£1,101	£396,184	131
284	Wychavon	3.32	£919	£332,616	91
285	East Devon	3.30	£921	£335,157	102
286	South Hams	3.30	£996	£362,159	73
287	Malvern Hills	3.29	£933	£340,357	52
288	Melton	3.29	£793	£289,638	49 thin
289	West Devon	3.25	£835	£308,470	48 thin
290	Uttlesford	3.23	£1,295	£480,643	68
291	Mole Valley	3.17	£1,525	£576,791	75
292	Waverley	3.10	£1,427	£552,463	132
293	Elmbridge	3.01	£1,837	£732,230	112
294	Derbyshire Dales	2.70	£768	£341,955	64

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) — January 2026
← 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