Highest gross yields

1Newcastle upon Tyne£1,199 / £205,7866.99%
2Bristol, City of£1,891 / £344,0486.60%
3Portsmouth£1,349 / £247,3056.55%
4Southampton£1,243 / £232,2146.42%
5Manchester£1,345 / £252,2856.40%
6Tower Hamlets£2,391 / £457,8346.27%
7Nottingham£1,006 / £192,9286.26%
8Norwich£1,144 / £221,2426.20%
9Middlesbrough£705 / £136,7156.19%
10Lincoln£944 / £183,4306.18%

Lowest gross yields

283East Hampshire£1,250 / £442,3003.39%
284Kensington and Chelsea£3,628 / £1,285,7383.39%
285Wychavon£921 / £327,8623.37%
286Uttlesford£1,290 / £465,3673.33%
287East Devon£937 / £338,6523.32%
288Malvern Hills£936 / £343,3883.27%
289Mole Valley£1,534 / £564,0133.26%
292Waverley£1,427 / £543,7083.15%
293Elmbridge£1,834 / £729,7703.02%
294Derbyshire Dales£783 / £344,5412.73%

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	6.99	£1,199	£205,786	190
2	Bristol, City of	6.60	£1,891	£344,048	361
3	Portsmouth	6.55	£1,349	£247,305	142
4	Southampton	6.42	£1,243	£232,214	160
5	Manchester	6.40	£1,345	£252,285	308
6	Tower Hamlets	6.27	£2,391	£457,834	108
7	Nottingham	6.26	£1,006	£192,928	174
8	Norwich	6.20	£1,144	£221,242	90
9	Middlesbrough	6.19	£705	£136,715	62
10	Lincoln	6.18	£944	£183,430	82
11	Salford	6.16	£1,162	£226,427	189
12	Blackpool	6.08	£693	£136,817	106
13	Kingston upon Hull, City of	6.08	£676	£133,360	190
14	Gateshead	6.07	£784	£155,075	154
15	Liverpool	5.98	£888	£178,053	254
16	Newham	5.90	£1,910	£388,407	90
17	Gosport	5.82	£1,146	£236,334	67
18	Burnley	5.74	£624	£130,556	84
19	Sunderland	5.71	£694	£145,807	173
20	Birmingham	5.66	£1,087	£230,525	559
21	Harlow	5.63	£1,509	£321,563	62
22	Stoke-on-Trent	5.60	£701	£150,106	145
23	Barking and Dagenham	5.59	£1,684	£361,734	74
24	Blackburn with Darwen	5.58	£705	£151,592	105
25	Exeter	5.53	£1,316	£285,488	92
26	County Durham	5.52	£629	£136,832	401
27	Coventry	5.52	£1,020	£221,887	200
28	Eastbourne	5.51	£1,158	£252,235	77
29	Leeds	5.51	£1,126	£245,175	567
30	Bath and North East Somerset	5.50	£1,863	£406,799	137
31	Brighton and Hove	5.50	£1,831	£399,759	198
32	Gloucester	5.49	£1,087	£237,560	99
33	Watford	5.49	£1,815	£397,052	59
34	Lambeth	5.47	£2,522	£553,198	169
35	Bournemouth, Christchurch and Poole	5.45	£1,393	£306,993	321
36	Ipswich	5.44	£985	£217,134	88
37	Reading	5.44	£1,581	£348,505	116
38	Slough	5.44	£1,561	£344,126	67
39	Plymouth	5.43	£982	£216,832	231
40	South Tyneside	5.42	£718	£158,844	80
41	Hyndburn	5.41	£636	£141,108	77
42	Sandwell	5.39	£937	£208,572	124
43	Stevenage	5.35	£1,412	£316,569	63
44	Crawley	5.30	£1,470	£332,695	63
45	Dartford	5.27	£1,554	£353,922	86
46	Wolverhampton	5.27	£926	£210,933	129
47	Stockton-on-Tees	5.25	£728	£166,298	132
48	Boston	5.24	£792	£181,205	55
49	Leicester	5.23	£1,024	£235,057	128
50	South Gloucestershire	5.22	£1,445	£332,236	242
51	Bolton	5.20	£873	£201,311	232
52	Hackney	5.19	£2,589	£598,721	101
53	Luton	5.19	£1,207	£278,963	127
54	Worthing	5.18	£1,309	£303,266	98
55	Rushmoor	5.17	£1,359	£315,435	90
56	Tameside	5.17	£913	£212,076	168
57	Pendle	5.16	£643	£149,649	77
58	Hartlepool	5.11	£567	£133,063	77
59	Hastings	5.10	£1,009	£237,379	71
60	Darlington	5.08	£664	£156,960	85
61	Swindon	5.08	£1,080	£254,981	165
62	Oldham	5.07	£899	£212,986	164
63	North Tyneside	5.03	£827	£197,199	170
64	St. Helens	5.03	£770	£183,761	133
65	Southwark	5.01	£2,388	£571,436	125
66	Thanet	5.01	£1,103	£264,030	133
67	Knowsley	4.98	£800	£192,798	80
68	Medway	4.98	£1,238	£298,268	183
69	Sheffield	4.98	£920	£221,839	386
70	Derby	4.97	£844	£203,945	173
71	Mansfield	4.97	£768	£185,583	70
72	Preston	4.97	£775	£187,130	103
73	Redcar and Cleveland	4.97	£636	£153,575	95
74	Walsall	4.97	£901	£217,541	150
75	Sefton	4.95	£914	£221,540	201
76	Milton Keynes	4.94	£1,327	£322,084	190
77	Greenwich	4.91	£1,943	£474,947	144
78	Thurrock	4.90	£1,341	£328,247	102
79	Ashfield	4.89	£775	£190,098	89
80	Colchester	4.89	£1,216	£298,704	164
81	Peterborough	4.89	£974	£239,165	123
82	Rossendale	4.88	£808	£198,664	60
83	Lancaster	4.87	£799	£196,799	113
84	North East Lincolnshire	4.87	£613	£150,945	109
85	Oxford	4.84	£1,937	£480,671	77
86	Tamworth	4.83	£955	£237,198	66
87	Islington	4.82	£2,733	£680,105	87
88	Newcastle-under-Lyme	4.82	£816	£203,243	112
89	Bury	4.81	£963	£240,118	140
90	Croydon	4.81	£1,556	£388,264	218
91	Tendring	4.81	£1,045	£260,755	143
92	Nuneaton and Bedworth	4.79	£912	£228,376	91
93	West Suffolk	4.75	£1,171	£295,929	143
94	Bradford	4.73	£732	£185,748	394
95	Broxbourne	4.73	£1,652	£419,091	70
96	Rochdale	4.72	£814	£207,134	144
97	Wakefield	4.72	£785	£199,545	267
98	Doncaster	4.69	£681	£174,389	247
99	Torbay	4.69	£898	£229,833	132
100	North Somerset	4.67	£1,193	£306,727	202
101	Bracknell Forest	4.66	£1,497	£385,267	102
102	Eastleigh	4.66	£1,201	£309,359	118
103	Basildon	4.65	£1,392	£359,271	149
104	Calderdale	4.64	£738	£190,814	191
105	Southend-on-Sea	4.64	£1,275	£329,569	152
106	Wigan	4.64	£727	£188,206	266
107	Cumberland	4.62	£656	£170,259	282
108	Swale	4.62	£1,119	£290,500	117
109	Gravesham	4.60	£1,314	£343,027	56
110	Wandsworth	4.60	£2,603	£678,667	210
111	Isle of Wight	4.59	£930	£243,220	144
112	Barnsley	4.58	£667	£174,633	178
113	Broxtowe	4.58	£966	£253,165	89
114	Great Yarmouth	4.58	£810	£212,249	74
115	York	4.57	£1,172	£307,933	158
116	Arun	4.56	£1,215	£319,889	162
117	Chelmsford	4.56	£1,442	£379,827	147
118	Solihull	4.56	£1,254	£330,158	171
119	Bexley	4.55	£1,536	£405,260	161
120	Cambridge	4.55	£1,793	£473,387	79
121	Erewash	4.55	£830	£219,120	99
122	Wyre Forest	4.55	£865	£228,370	68
123	Braintree	4.54	£1,225	£324,088	133
124	Cheltenham	4.53	£1,229	£325,642	116
125	Fylde	4.53	£846	£224,296	92
126	North Northamptonshire	4.53	£974	£257,733	283
127	Worcester	4.53	£949	£251,466	69
128	Oadby and Wigston	4.52	£1,018	£270,206	43 thin
129	Enfield	4.51	£1,767	£469,779	110
130	Hounslow	4.51	£1,902	£506,445	116
131	Cherwell	4.50	£1,288	£343,491	101
132	Telford and Wrekin	4.50	£844	£224,840	127
133	South Ribble	4.49	£784	£209,365	102
134	Spelthorne	4.47	£1,633	£438,706	65
135	Woking	4.47	£1,615	£434,014	87
136	Adur	4.45	£1,377	£371,040	42 thin
137	Chesterfield	4.44	£732	£197,696	74
138	Kirklees	4.44	£756	£204,435	320
139	Wirral	4.44	£827	£223,439	261
140	Bolsover	4.43	£689	£186,758	62
141	Redditch	4.43	£896	£242,791	55
142	Dudley	4.42	£846	£229,620	175
143	Rugby	4.42	£1,023	£277,756	90
144	Halton	4.41	£728	£198,200	71
145	Lewisham	4.41	£1,806	£491,629	146
146	Fareham	4.40	£1,198	£327,073	120
147	Lewes	4.40	£1,318	£359,810	89
148	Wyre	4.40	£713	£194,509	99
149	Canterbury	4.39	£1,250	£341,727	102
150	North Warwickshire	4.39	£963	£262,962	55
151	Cannock Chase	4.38	£837	£229,266	91
152	Folkestone and Hythe	4.38	£1,126	£308,425	81
153	West Northamptonshire	4.38	£1,067	£292,237	354
154	Hammersmith and Fulham	4.37	£2,701	£741,671	83
155	Cornwall	4.36	£1,005	£276,787	463
156	Rotherham	4.35	£678	£186,906	177
157	Gedling	4.34	£890	£246,292	97
158	Fenland	4.33	£829	£229,752	89
159	Tonbridge and Malling	4.33	£1,462	£405,125	96
160	Brent	4.32	£1,946	£540,059	78
161	Cheshire West and Chester	4.32	£957	£265,967	297
162	East Staffordshire	4.32	£828	£230,164	101
163	Chorley	4.30	£769	£214,422	81
164	Basingstoke and Deane	4.29	£1,321	£369,726	159
165	Trafford	4.29	£1,360	£380,099	154
166	Bedford	4.28	£1,159	£325,055	127
167	Ealing	4.28	£2,052	£575,578	130
168	Havant	4.28	£1,122	£314,611	92
169	Westmorland and Furness	4.27	£792	£222,509	210
170	Maidstone	4.26	£1,280	£360,356	137
171	Westminster	4.26	£3,138	£883,945	74
172	Ashford	4.25	£1,236	£349,109	93
173	King's Lynn and West Norfolk	4.22	£926	£263,378	110
174	Havering	4.20	£1,564	£447,388	190
175	Dacorum	4.19	£1,582	£453,355	111
176	North Lincolnshire	4.19	£628	£179,868	133
177	Somerset	4.19	£975	£279,396	532
178	Stockport	4.18	£1,088	£312,044	278
179	Charnwood	4.15	£944	£273,133	128
180	Dover	4.15	£959	£277,260	87
181	Hinckley and Bosworth	4.15	£918	£265,335	107
182	South Holland	4.14	£757	£219,545	93
183	Central Bedfordshire	4.13	£1,235	£359,192	251
184	Redbridge	4.13	£1,716	£498,724	122
185	High Peak	4.12	£898	£261,857	86
186	Warrington	4.12	£876	£255,399	180
187	Huntingdonshire	4.11	£1,044	£304,967	174
188	South Derbyshire	4.11	£869	£254,002	92
189	Reigate and Banstead	4.10	£1,624	£475,352	101
190	Epping Forest	4.09	£1,815	£532,118	93
191	Haringey	4.08	£2,197	£645,666	88
192	Blaby	4.07	£973	£286,955	68
193	Merton	4.07	£2,079	£613,279	111
194	North Hertfordshire	4.07	£1,400	£413,183	100
195	Sutton	4.07	£1,544	£454,695	143
196	Stafford	4.06	£877	£259,218	106
197	Amber Valley	4.05	£781	£231,131	113
198	North Kesteven	4.05	£840	£248,597	122
199	Tunbridge Wells	4.04	£1,496	£444,634	89
200	Rother	4.02	£1,162	£347,204	79
201	West Lindsey	4.02	£708	£211,099	71
202	Castle Point	4.00	£1,225	£367,611	76
203	Camden	3.99	£2,624	£788,628	63
204	Surrey Heath	3.99	£1,487	£447,606	65
205	East Hertfordshire	3.98	£1,505	£454,296	127
206	Barnet	3.97	£1,926	£582,243	172
207	Newark and Sherwood	3.97	£787	£237,651	107
208	Waltham Forest	3.97	£1,748	£527,704	140
209	Bassetlaw	3.96	£715	£216,772	103
210	Sevenoaks	3.96	£1,781	£540,180	86
211	Cheshire East	3.95	£967	£293,986	359
212	Horsham	3.95	£1,442	£437,691	110
213	South Kesteven	3.95	£832	£252,983	107
214	Warwick	3.95	£1,236	£375,928	116
215	Harrow	3.94	£1,752	£532,941	65
216	Runnymede	3.94	£1,565	£477,072	70
217	West Lancashire	3.94	£789	£240,279	77
218	Breckland	3.93	£905	£276,551	105
219	Hillingdon	3.93	£1,548	£472,761	146
220	Staffordshire Moorlands	3.93	£716	£218,615	80
221	North East Derbyshire	3.91	£775	£237,785	76
222	Welwyn Hatfield	3.91	£1,466	£450,136	72
223	Lichfield	3.90	£1,080	£332,251	92
224	Bromley	3.89	£1,663	£512,608	207
225	Wealden	3.89	£1,259	£388,249	133
226	Winchester	3.89	£1,493	£460,122	93
227	South Cambridgeshire	3.88	£1,397	£432,240	109
228	Tandridge	3.87	£1,594	£494,235	69
229	Test Valley	3.87	£1,203	£373,078	118
230	Vale of White Horse	3.87	£1,327	£411,408	116
231	Wiltshire	3.87	£1,057	£327,476	442
232	East Riding of Yorkshire	3.86	£699	£217,093	345
233	Guildford	3.86	£1,692	£525,418	97
234	Northumberland	3.86	£662	£205,884	247
235	Mid Sussex	3.85	£1,401	£436,390	147
236	Teignbridge	3.84	£941	£294,295	129
237	Windsor and Maidenhead	3.84	£1,808	£565,105	99
238	New Forest	3.83	£1,226	£383,809	165
239	Hertsmere	3.82	£1,787	£560,883	60
240	Kingston upon Thames	3.82	£1,808	£568,496	117
241	North West Leicestershire	3.82	£895	£281,397	111
242	Dorset	3.77	£1,034	£329,431	364
243	West Berkshire	3.76	£1,269	£404,675	139
244	South Staffordshire	3.75	£941	£301,506	85
245	Three Rivers	3.74	£1,809	£580,554	57
246	Brentwood	3.72	£1,600	£516,336	55
247	Rochford	3.72	£1,277	£411,967	83
248	Rutland	3.71	£969	£313,297	25 thin
249	South Norfolk	3.71	£963	£311,123	116
250	Mid Suffolk	3.69	£963	£312,902	89
251	Buckinghamshire	3.67	£1,463	£478,364	388
252	East Lindsey	3.67	£669	£218,469	115
253	Epsom and Ewell	3.67	£1,678	£549,085	43 thin
254	North Devon	3.67	£861	£281,336	59
255	Chichester	3.65	£1,316	£432,446	77
256	East Cambridgeshire	3.65	£1,014	£333,750	81
257	St Albans	3.65	£1,910	£628,390	91
258	North Yorkshire	3.64	£828	£273,093	557
259	Rushcliffe	3.64	£1,029	£339,420	106
260	Cotswold	3.62	£1,263	£418,444	75
261	Tewkesbury	3.59	£977	£326,810	88
262	Wokingham	3.59	£1,480	£494,920	117
263	West Oxfordshire	3.58	£1,267	£425,025	74
264	Maldon	3.56	£1,150	£387,162	48 thin
265	Broadland	3.55	£930	£314,335	124
266	Babergh	3.54	£968	£327,784	74
267	East Suffolk	3.53	£829	£282,048	215
268	Stroud	3.53	£1,031	£350,030	90
269	Bromsgrove	3.52	£974	£332,443	76
270	North Norfolk	3.51	£854	£291,909	110
271	Mid Devon	3.49	£868	£298,743	59
272	Torridge	3.49	£788	£270,754	58
273	Forest of Dean	3.48	£829	£285,606	72
274	Herefordshire, County of	3.48	£820	£282,452	165
275	South Oxfordshire	3.46	£1,372	£475,581	89
276	Hart	3.45	£1,395	£485,343	87
277	Ribble Valley	3.45	£798	£277,257	60
278	Richmond upon Thames	3.44	£2,276	£794,282	110
279	Harborough	3.42	£958	£335,813	88
280	Shropshire	3.42	£801	£280,667	265
281	Stratford-on-Avon	3.41	£1,110	£390,929	131
282	South Hams	3.40	£996	£351,740	88
283	East Hampshire	3.39	£1,250	£442,300	101
284	Kensington and Chelsea	3.39	£3,628	£1,285,738	50
285	Wychavon	3.37	£921	£327,862	92
286	Uttlesford	3.33	£1,290	£465,367	50
287	East Devon	3.32	£937	£338,652	181
288	Malvern Hills	3.27	£936	£343,388	69
289	Mole Valley	3.26	£1,534	£564,013	74
290	Melton	3.24	£791	£292,621	42 thin
291	West Devon	3.22	£836	£311,310	37 thin
292	Waverley	3.15	£1,427	£543,708	124
293	Elmbridge	3.02	£1,834	£729,770	99
294	Derbyshire Dales	2.73	£783	£344,541	54

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) — February 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