Highest gross yields

1Newcastle upon Tyne£1,206 / £206,4987.01%
2Portsmouth£1,357 / £247,9836.57%
3Bristol, City of£1,888 / £348,6946.50%
4Manchester£1,347 / £249,8536.47%
5Southampton£1,246 / £232,7066.43%
6Nottingham£1,008 / £191,5086.32%
7Tower Hamlets£2,396 / £454,6826.32%
8Lincoln£946 / £184,6666.15%
9Salford£1,161 / £226,3686.15%
10Norwich£1,146 / £223,9266.14%

Lowest gross yields

284Kensington and Chelsea£3,599 / £1,269,2663.40%
285South Hams£996 / £356,1163.36%
286East Devon£953 / £341,1333.35%
287Mole Valley£1,545 / £562,9883.29%
288Malvern Hills£938 / £343,4393.28%
289Uttlesford£1,285 / £469,5263.28%
290Melton£790 / £291,1543.26%
291West Devon£837 / £312,2083.22%
292Waverley£1,431 / £552,5493.11%
293Elmbridge£1,832 / £745,3612.95%

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	7.01	£1,206	£206,498	175
2	Portsmouth	6.57	£1,357	£247,983	127
3	Bristol, City of	6.50	£1,888	£348,694	393
4	Manchester	6.47	£1,347	£249,853	289
5	Southampton	6.43	£1,246	£232,706	176
6	Nottingham	6.32	£1,008	£191,508	173
7	Tower Hamlets	6.32	£2,396	£454,682	154
8	Lincoln	6.15	£946	£184,666	71
9	Salford	6.15	£1,161	£226,368	192
10	Norwich	6.14	£1,146	£223,926	117
11	Blackpool	6.13	£696	£136,344	113
12	Middlesbrough	6.11	£709	£139,155	80
13	Kingston upon Hull, City of	6.09	£684	£134,693	177
14	Gateshead	6.06	£785	£155,564	137
15	Liverpool	5.92	£893	£180,973	288
16	Newham	5.85	£1,912	£391,987	101
17	Gosport	5.81	£1,150	£237,508	87
18	Burnley	5.79	£624	£129,309	81
19	Harlow	5.73	£1,513	£317,067	67
20	Sunderland	5.71	£695	£145,983	188
21	Birmingham	5.62	£1,086	£232,057	535
22	Barking and Dagenham	5.61	£1,687	£360,919	71
23	Stoke-on-Trent	5.61	£708	£151,422	160
24	Coventry	5.60	£1,021	£218,900	173
25	County Durham	5.58	£632	£135,816	447
26	Gloucester	5.56	£1,099	£237,203	112
27	Watford	5.56	£1,813	£391,518	61
28	Bath and North East Somerset	5.54	£1,876	£406,562	159
29	Blackburn with Darwen	5.53	£707	£153,438	97
30	Hyndburn	5.52	£638	£138,742	71
31	Leeds	5.52	£1,130	£245,495	571
32	Slough	5.51	£1,567	£341,031	52
33	Brighton and Hove	5.50	£1,826	£398,078	192
34	Lambeth	5.50	£2,525	£550,625	167
35	South Tyneside	5.49	£720	£157,261	102
36	Exeter	5.48	£1,312	£287,093	105
37	Ipswich	5.48	£985	£215,768	98
38	Reading	5.48	£1,579	£346,055	118
39	Plymouth	5.45	£985	£217,001	290
40	Dartford	5.44	£1,556	£343,215	90
41	Eastbourne	5.44	£1,160	£255,859	85
42	Stevenage	5.43	£1,417	£313,404	53
43	Bournemouth, Christchurch and Poole	5.40	£1,397	£310,592	332
44	Sandwell	5.36	£938	£210,067	166
45	Crawley	5.34	£1,475	£331,246	64
46	Boston	5.33	£793	£178,539	42 thin
47	Bolton	5.28	£878	£199,586	188
48	Stockton-on-Tees	5.26	£732	£167,082	151
49	Leicester	5.25	£1,026	£234,472	153
50	Wolverhampton	5.23	£928	£212,887	143
51	Rushmoor	5.22	£1,369	£314,841	59
52	Luton	5.20	£1,211	£279,207	99
53	Oldham	5.20	£910	£210,048	143
54	Worthing	5.20	£1,310	£302,458	67
55	Tameside	5.18	£917	£212,422	140
56	South Gloucestershire	5.16	£1,445	£336,271	250
57	Pendle	5.12	£645	£151,176	89
58	North Tyneside	5.11	£830	£194,840	145
59	Hackney	5.10	£2,598	£611,751	95
60	St. Helens	5.09	£774	£182,458	160
61	Thanet	5.08	£1,107	£261,516	114
62	Sefton	5.07	£919	£217,543	243
63	Southwark	5.07	£2,388	£564,814	126
64	Walsall	5.07	£904	£213,779	163
65	Hastings	5.05	£1,008	£239,490	76
66	Knowsley	5.05	£805	£191,104	66
67	Rossendale	5.05	£810	£192,411	65
68	Swindon	5.05	£1,082	£257,333	188
69	Darlington	5.04	£666	£158,603	101
70	Hartlepool	5.04	£570	£135,634	73
71	Mansfield	5.02	£770	£184,052	65
72	Tamworth	4.99	£966	£232,113	68
73	Medway	4.98	£1,241	£299,134	204
74	Preston	4.98	£778	£187,430	137
75	Ashfield	4.96	£777	£188,170	79
76	Greenwich	4.96	£1,944	£470,032	144
77	Lancaster	4.96	£802	£193,863	113
78	Newcastle-under-Lyme	4.96	£824	£199,348	72
79	Sheffield	4.96	£920	£222,525	395
80	Derby	4.94	£847	£205,568	204
81	Milton Keynes	4.94	£1,329	£322,691	222
82	Thurrock	4.94	£1,344	£326,391	123
83	North East Lincolnshire	4.92	£614	£149,785	138
84	Redcar and Cleveland	4.92	£640	£156,104	112
85	Tendring	4.91	£1,048	£256,290	149
86	Oxford	4.90	£1,952	£478,212	73
87	Islington	4.89	£2,763	£678,022	98
88	Peterborough	4.88	£976	£240,042	125
89	Bury	4.87	£965	£237,722	154
90	Colchester	4.86	£1,216	£300,528	167
91	Nuneaton and Bedworth	4.85	£914	£226,125	94
92	Torbay	4.85	£899	£222,556	110
93	Croydon	4.79	£1,560	£390,897	223
94	Rochdale	4.78	£824	£206,675	159
95	Wakefield	4.75	£787	£198,643	245
96	Bradford	4.73	£737	£187,039	412
97	Broxbourne	4.73	£1,649	£418,417	62
98	Doncaster	4.71	£684	£174,099	249
99	West Suffolk	4.71	£1,176	£299,585	174
100	Great Yarmouth	4.70	£816	£208,434	83
101	Basildon	4.68	£1,396	£357,930	166
102	Eastleigh	4.68	£1,205	£309,268	140
103	Gravesham	4.67	£1,319	£338,750	65
104	Wigan	4.67	£732	£187,967	258
105	Isle of Wight	4.66	£940	£241,903	167
106	Southend-on-Sea	4.66	£1,278	£329,012	163
107	Barnsley	4.64	£670	£173,128	186
108	North Somerset	4.64	£1,194	£308,961	237
109	Calderdale	4.63	£741	£192,010	199
110	Worcester	4.63	£955	£247,484	84
111	Cumberland	4.62	£659	£171,325	271
112	Wandsworth	4.62	£2,593	£673,324	226
113	Broxtowe	4.61	£963	£250,495	90
114	Cambridge	4.61	£1,795	£467,424	61
115	Chelmsford	4.61	£1,442	£375,403	154
116	Bracknell Forest	4.60	£1,501	£391,655	93
117	Braintree	4.59	£1,227	£320,864	135
118	North Northamptonshire	4.58	£978	£256,190	302
119	York	4.58	£1,173	£307,586	146
120	Oadby and Wigston	4.57	£1,020	£267,795	26 thin
121	Swale	4.57	£1,104	£289,604	146
122	Arun	4.56	£1,217	£320,597	169
123	Enfield	4.56	£1,770	£465,299	105
124	Solihull	4.56	£1,258	£331,217	197
125	Cheltenham	4.55	£1,233	£325,146	84
126	Hounslow	4.55	£1,907	£503,495	131
127	Telford and Wrekin	4.55	£850	£224,131	114
128	Wyre	4.55	£717	£188,984	87
129	Adur	4.54	£1,379	£364,875	42 thin
130	Erewash	4.54	£831	£219,659	81
131	Spelthorne	4.54	£1,633	£432,077	74
132	Cannock Chase	4.53	£841	£222,846	71
133	Fylde	4.53	£848	£224,626	83
134	Bexley	4.50	£1,531	£408,215	161
135	North Warwickshire	4.50	£972	£259,088	59
136	Westminster	4.49	£3,122	£834,522	95
137	Bolsover	4.48	£692	£185,327	73
138	Wirral	4.48	£830	£222,248	271
139	Kirklees	4.46	£759	£204,318	320
140	South Ribble	4.46	£787	£211,961	82
141	Wyre Forest	4.45	£849	£229,167	90
142	Dudley	4.42	£846	£229,827	219
143	Gedling	4.42	£891	£242,141	70
144	Cherwell	4.41	£1,289	£350,664	132
145	Hammersmith and Fulham	4.41	£2,724	£741,023	91
146	Lewisham	4.41	£1,810	£492,727	185
147	Canterbury	4.40	£1,260	£343,944	138
148	Folkestone and Hythe	4.40	£1,132	£308,972	94
149	Rugby	4.40	£1,028	£280,408	102
150	Halton	4.38	£732	£200,342	62
151	Redditch	4.38	£898	£245,765	47 thin
152	West Northamptonshire	4.38	£1,070	£293,080	340
153	Woking	4.38	£1,615	£442,399	73
154	Fareham	4.37	£1,206	£331,075	104
155	Tonbridge and Malling	4.37	£1,467	£402,676	111
156	Chesterfield	4.36	£735	£202,278	76
157	Fenland	4.33	£830	£229,861	98
158	Brent	4.32	£1,969	£547,458	85
159	Cornwall	4.32	£1,004	£279,141	562
160	Ashford	4.31	£1,239	£345,151	135
161	Ealing	4.31	£2,051	£571,338	134
162	Lewes	4.31	£1,320	£367,571	110
163	Rotherham	4.31	£678	£188,959	179
164	Havant	4.30	£1,127	£314,390	85
165	Westmorland and Furness	4.30	£797	£222,415	245
166	Basingstoke and Deane	4.29	£1,324	£369,972	163
167	Cheshire West and Chester	4.29	£959	£268,499	306
168	Chorley	4.29	£773	£216,318	100
169	East Staffordshire	4.29	£833	£233,054	115
170	Bedford	4.27	£1,163	£326,506	121
171	Trafford	4.27	£1,358	£381,201	168
172	King's Lynn and West Norfolk	4.26	£930	£261,676	127
173	Maidstone	4.25	£1,282	£362,021	137
174	North Lincolnshire	4.24	£631	£178,532	152
175	Dover	4.23	£962	£272,946	84
176	Havering	4.23	£1,566	£444,750	191
177	Epping Forest	4.22	£1,826	£519,807	84
178	Redbridge	4.20	£1,720	£491,825	146
179	Somerset	4.20	£980	£280,052	513
180	Dacorum	4.18	£1,577	£453,266	118
181	Stockport	4.18	£1,091	£313,447	240
182	Warrington	4.18	£880	£252,608	174
183	High Peak	4.16	£900	£259,380	81
184	Hinckley and Bosworth	4.16	£920	£265,349	103
185	North Kesteven	4.16	£857	£247,424	123
186	South Holland	4.15	£759	£219,553	88
187	Charnwood	4.14	£949	£275,001	139
188	Central Bedfordshire	4.13	£1,238	£360,039	244
189	Merton	4.10	£2,083	£610,218	88
190	Sutton	4.10	£1,545	£452,200	121
191	West Lindsey	4.10	£711	£208,149	80
192	Haringey	4.09	£2,209	£647,647	112
193	Huntingdonshire	4.09	£1,045	£306,632	157
194	North Hertfordshire	4.09	£1,408	£412,870	94
195	Blaby	4.08	£977	£287,439	79
196	South Derbyshire	4.07	£871	£256,618	129
197	Stafford	4.07	£882	£260,279	142
198	Amber Valley	4.05	£784	£232,201	121
199	Camden	4.05	£2,654	£786,186	86
200	Bassetlaw	4.01	£716	£214,025	105
201	Surrey Heath	4.01	£1,493	£447,063	97
202	Castle Point	4.00	£1,231	£369,060	79
203	Reigate and Banstead	4.00	£1,628	£488,572	121
204	Rother	4.00	£1,162	£348,753	97
205	South Kesteven	3.99	£835	£251,201	129
206	Tunbridge Wells	3.99	£1,501	£451,659	93
207	Breckland	3.98	£909	£274,171	144
208	Newark and Sherwood	3.98	£787	£237,194	111
209	Waltham Forest	3.98	£1,753	£528,163	123
210	Warwick	3.98	£1,237	£373,302	142
211	Sevenoaks	3.97	£1,781	£538,647	77
212	West Lancashire	3.97	£794	£240,300	79
213	East Hertfordshire	3.96	£1,504	£455,691	139
214	Harrow	3.96	£1,754	£531,154	105
215	Barnet	3.95	£1,928	£586,447	172
216	Runnymede	3.95	£1,567	£476,554	76
217	Hillingdon	3.94	£1,549	£471,413	135
218	Horsham	3.94	£1,444	£440,023	138
219	Cheshire East	3.93	£972	£296,930	381
220	South Cambridgeshire	3.93	£1,399	£427,257	102
221	Wiltshire	3.92	£1,056	£323,650	428
222	New Forest	3.91	£1,234	£378,714	155
223	Northumberland	3.91	£664	£203,908	269
224	Bromley	3.90	£1,670	£514,255	252
225	East Riding of Yorkshire	3.90	£709	£217,936	326
226	Lichfield	3.90	£1,091	£335,579	89
227	Wealden	3.89	£1,259	£388,055	140
228	Guildford	3.87	£1,698	£526,557	129
229	Mid Sussex	3.87	£1,405	£435,757	127
230	Test Valley	3.87	£1,203	£372,999	117
231	Staffordshire Moorlands	3.86	£718	£223,163	62
232	Vale of White Horse	3.86	£1,332	£414,180	112
233	Welwyn Hatfield	3.86	£1,468	£456,897	85
234	Tandridge	3.85	£1,596	£497,195	74
235	Teignbridge	3.85	£944	£294,232	141
236	Winchester	3.85	£1,498	£467,509	106
237	Hertsmere	3.84	£1,787	£558,555	86
238	North East Derbyshire	3.83	£775	£242,950	91
239	Rutland	3.81	£968	£304,818	36 thin
240	North West Leicestershire	3.80	£899	£284,227	95
241	Windsor and Maidenhead	3.80	£1,809	£571,489	101
242	West Berkshire	3.79	£1,273	£402,625	119
243	Dorset	3.78	£1,037	£329,409	354
244	Kingston upon Thames	3.78	£1,796	£570,750	96
245	East Lindsey	3.76	£678	£216,289	130
246	Rochford	3.76	£1,285	£410,405	55
247	South Norfolk	3.73	£969	£312,104	132
248	Cotswold	3.70	£1,263	£409,265	65
249	Three Rivers	3.69	£1,807	£587,628	74
250	Mid Suffolk	3.68	£973	£317,075	101
251	North Devon	3.68	£859	£279,910	89
252	South Staffordshire	3.68	£942	£307,248	85
253	Brentwood	3.67	£1,605	£524,453	70
254	Buckinghamshire	3.67	£1,467	£479,507	416
255	North Yorkshire	3.67	£831	£271,595	635
256	Chichester	3.66	£1,319	£432,613	76
257	St Albans	3.66	£1,912	£626,733	117
258	Epsom and Ewell	3.63	£1,682	£556,116	60
259	Tewkesbury	3.62	£983	£326,130	89
260	Wokingham	3.62	£1,479	£490,779	114
261	Rushcliffe	3.61	£1,031	£342,838	98
262	West Oxfordshire	3.61	£1,270	£422,474	91
263	Broadland	3.56	£934	£314,509	131
264	Bromsgrove	3.56	£977	£329,501	73
265	Mid Devon	3.56	£869	£293,302	82
266	Maldon	3.55	£1,151	£388,888	69
267	East Cambridgeshire	3.54	£1,016	£344,022	73
268	Stroud	3.54	£1,036	£350,861	119
269	East Suffolk	3.52	£831	£283,453	263
270	North Norfolk	3.51	£856	£292,788	117
271	Richmond upon Thames	3.51	£2,302	£787,561	112
272	Babergh	3.50	£969	£332,360	83
273	Hart	3.48	£1,406	£484,314	93
274	Ribble Valley	3.48	£803	£277,002	62
275	Torridge	3.48	£788	£271,713	45 thin
276	Shropshire	3.46	£803	£278,114	260
277	South Oxfordshire	3.46	£1,377	£477,385	107
278	Harborough	3.44	£960	£335,129	103
279	Herefordshire, County of	3.44	£815	£284,032	144
280	Forest of Dean	3.42	£820	£287,485	61
281	Stratford-on-Avon	3.42	£1,120	£393,426	137
282	Wychavon	3.42	£925	£324,618	116
283	East Hampshire	3.41	£1,252	£440,329	106
284	Kensington and Chelsea	3.40	£3,599	£1,269,266	64
285	South Hams	3.36	£996	£356,116	74
286	East Devon	3.35	£953	£341,133	148
287	Mole Valley	3.29	£1,545	£562,988	65
288	Malvern Hills	3.28	£938	£343,439	53
289	Uttlesford	3.28	£1,285	£469,526	62
290	Melton	3.26	£790	£291,154	52
291	West Devon	3.22	£837	£312,208	60
292	Waverley	3.11	£1,431	£552,549	93
293	Elmbridge	2.95	£1,832	£745,361	86
294	Derbyshire Dales	2.79	£797	£342,433	49 thin

Download full table (CSV)

Regional breakdown

Rank	Region	Gross yield %	Avg monthly rent	Avg price	Sales volume
1	North East	5.73	£772	£161,629	—
2	North West	5.29	£947	£214,678	—
3	London	5.05	£2,280	£542,065	—
4	West Midlands	4.97	£964	£232,897	—
5	Yorkshire and The Humber	4.92	£852	£207,750	—
6	South West	4.89	£1,227	£300,849	—
7	East of England	4.53	£1,274	£337,182	—
8	East Midlands	4.52	£910	£241,747	—
9	South East	4.47	£1,411	£378,515	—

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) — March 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