Highest gross yields

1Newcastle upon Tyne£1,206 / £209,0006.92%
2Manchester£1,349 / £248,2646.52%
3Portsmouth£1,362 / £250,6596.52%
4Bristol, City of£1,885 / £351,8186.43%
5Southampton£1,248 / £234,3616.39%
6Tower Hamlets£2,410 / £453,4056.38%
7Nottingham£1,007 / £192,3816.28%
8Blackpool£700 / £135,5276.20%
9Lincoln£950 / £185,0176.16%
10Middlesbrough£709 / £138,2366.15%

Lowest gross yields

284Herefordshire, County of£809 / £288,8943.36%
285Kensington and Chelsea£3,597 / £1,286,7083.35%
286East Devon£970 / £348,5043.34%
287Uttlesford£1,282 / £467,4083.29%
288Malvern Hills£941 / £343,9823.28%
289West Devon£837 / £307,3213.27%
290Melton£790 / £291,7923.25%
291South Hams£998 / £368,2723.25%
292Waverley£1,441 / £568,0123.04%
293Elmbridge£1,831 / £743,7812.95%

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	6.92	£1,206	£209,000	175
2	Manchester	6.52	£1,349	£248,264	289
3	Portsmouth	6.52	£1,362	£250,659	127
4	Bristol, City of	6.43	£1,885	£351,818	393
5	Southampton	6.39	£1,248	£234,361	176
6	Tower Hamlets	6.38	£2,410	£453,405	154
7	Nottingham	6.28	£1,007	£192,381	173
8	Blackpool	6.20	£700	£135,527	113
9	Lincoln	6.16	£950	£185,017	71
10	Middlesbrough	6.15	£709	£138,236	80
11	Kingston upon Hull, City of	6.10	£689	£135,461	177
12	Salford	6.06	£1,162	£229,946	192
13	Gosport	5.98	£1,154	£231,689	87
14	Norwich	5.97	£1,149	£231,138	117
15	Gateshead	5.93	£788	£159,566	137
16	Liverpool	5.86	£897	£183,581	288
17	Newham	5.82	£1,918	£395,180	101
18	Sunderland	5.74	£699	£146,020	188
19	Harlow	5.72	£1,514	£317,804	67
20	Burnley	5.70	£620	£130,446	81
21	Barking and Dagenham	5.67	£1,688	£357,375	71
22	Bath and North East Somerset	5.61	£1,877	£401,695	159
23	Coventry	5.61	£1,019	£218,061	173
24	Stoke-on-Trent	5.59	£708	£152,070	160
25	Slough	5.56	£1,571	£338,904	52
26	Birmingham	5.55	£1,086	£234,638	535
27	Gloucester	5.54	£1,110	£240,611	112
28	Lambeth	5.53	£2,529	£549,150	167
29	County Durham	5.52	£635	£138,153	447
30	Watford	5.52	£1,811	£393,464	61
31	Exeter	5.51	£1,313	£285,836	105
32	South Tyneside	5.51	£723	£157,490	102
33	Hyndburn	5.49	£639	£139,768	71
34	Leeds	5.49	£1,133	£247,753	571
35	Eastbourne	5.48	£1,160	£253,850	85
36	Brighton and Hove	5.45	£1,822	£401,535	192
37	Ipswich	5.45	£986	£217,295	98
38	Plymouth	5.45	£989	£217,961	290
39	Reading	5.45	£1,579	£347,504	118
40	Dartford	5.43	£1,559	£344,336	90
41	Bournemouth, Christchurch and Poole	5.36	£1,402	£313,705	332
42	Sandwell	5.34	£939	£211,148	166
43	Stevenage	5.34	£1,421	£319,580	53
44	Crawley	5.31	£1,478	£334,244	64
45	Bolton	5.30	£882	£199,518	188
46	Hartlepool	5.28	£566	£128,623	73
47	Worthing	5.25	£1,311	£299,408	67
48	Leicester	5.24	£1,025	£234,566	153
49	Boston	5.23	£794	£182,252	42 thin
50	Stockton-on-Tees	5.21	£736	£169,523	151
51	Wolverhampton	5.20	£931	£214,716	143
52	Pendle	5.19	£647	£149,494	89
53	Tameside	5.19	£919	£212,581	140
54	Oldham	5.18	£915	£211,782	143
55	Darlington	5.16	£671	£156,063	101
56	Hastings	5.16	£1,007	£234,399	76
57	Luton	5.16	£1,214	£282,477	99
58	Rushmoor	5.15	£1,378	£321,201	59
59	Blackburn with Darwen	5.14	£709	£165,582	97
60	Hackney	5.14	£2,615	£610,704	95
61	South Gloucestershire	5.13	£1,446	£338,279	250
62	Rossendale	5.12	£810	£190,023	65
63	St. Helens	5.11	£782	£183,808	160
64	Greenwich	5.10	£1,949	£458,284	144
65	North Tyneside	5.10	£834	£196,120	145
66	Knowsley	5.08	£809	£191,031	66
67	Sefton	5.08	£924	£218,441	243
68	Islington	5.04	£2,811	£669,232	98
69	Tamworth	5.04	£953	£226,770	68
70	Walsall	5.04	£906	£215,657	163
71	Lancaster	5.03	£804	£191,859	113
72	Medway	5.03	£1,237	£294,934	204
73	Thanet	5.02	£1,108	£264,828	114
74	Mansfield	5.01	£772	£184,779	65
75	Milton Keynes	5.01	£1,332	£319,130	222
76	Southwark	5.01	£2,395	£573,981	126
77	Swindon	5.00	£1,085	£260,289	188
78	Peterborough	4.99	£978	£235,190	125
79	Redcar and Cleveland	4.99	£644	£154,772	112
80	Sheffield	4.97	£920	£222,325	395
81	Bury	4.96	£966	£233,942	154
82	Derby	4.95	£849	£205,664	204
83	Newcastle-under-Lyme	4.95	£825	£200,122	72
84	Ashfield	4.94	£780	£189,647	79
85	Preston	4.94	£780	£189,570	137
86	Thurrock	4.94	£1,355	£329,278	123
87	North East Lincolnshire	4.92	£617	£150,417	138
88	Oxford	4.91	£1,956	£477,996	73
89	Colchester	4.85	£1,217	£301,055	167
90	Nuneaton and Bedworth	4.85	£915	£226,314	94
91	Tendring	4.85	£1,050	£259,669	149
92	Broxbourne	4.83	£1,648	£409,569	62
93	Torbay	4.82	£901	£224,120	110
94	Wakefield	4.82	£791	£196,949	245
95	Great Yarmouth	4.76	£825	£207,768	83
96	Bradford	4.74	£742	£187,920	412
97	Croydon	4.74	£1,565	£396,171	223
98	Doncaster	4.74	£687	£173,893	249
99	Rochdale	4.72	£827	£210,401	159
100	Eastleigh	4.71	£1,208	£307,708	140
101	West Suffolk	4.71	£1,176	£299,796	174
102	Basildon	4.70	£1,402	£357,578	166
103	Isle of Wight	4.70	£943	£240,838	167
104	Wandsworth	4.70	£2,599	£663,584	226
105	Southend-on-Sea	4.69	£1,282	£328,246	163
106	Gravesham	4.68	£1,324	£339,413	65
107	Telford and Wrekin	4.68	£853	£218,940	114
108	Barnsley	4.67	£674	£173,032	186
109	Calderdale	4.66	£746	£192,231	199
110	Braintree	4.65	£1,230	£317,697	135
111	Cambridge	4.65	£1,800	£464,476	61
112	Hounslow	4.63	£1,922	£498,662	131
113	Wirral	4.63	£835	£216,609	271
114	Adur	4.62	£1,383	£359,089	42 thin
115	North Northamptonshire	4.62	£982	£255,289	302
116	Oadby and Wigston	4.62	£1,022	£265,685	26 thin
117	Broxtowe	4.61	£958	£249,198	90
118	Wigan	4.61	£737	£191,636	258
119	Wyre	4.61	£721	£187,559	87
120	Cumberland	4.60	£662	£172,555	271
121	Worcester	4.60	£960	£250,239	84
122	York	4.60	£1,178	£307,396	146
123	North Somerset	4.59	£1,195	£312,686	237
124	Westminster	4.59	£3,149	£823,145	95
125	Enfield	4.58	£1,775	£465,066	105
126	South Ribble	4.57	£790	£207,614	82
127	Arun	4.55	£1,221	£322,105	169
128	Fylde	4.55	£853	£224,791	83
129	Solihull	4.55	£1,259	£331,696	197
130	Chelmsford	4.53	£1,442	£381,632	154
131	Spelthorne	4.52	£1,632	£433,744	74
132	Swale	4.52	£1,091	£289,739	146
133	Kirklees	4.51	£767	£204,205	320
134	Bolsover	4.50	£697	£185,788	73
135	Erewash	4.50	£832	£221,845	81
136	Bracknell Forest	4.49	£1,499	£400,300	93
137	Cheltenham	4.49	£1,240	£331,419	84
138	Halton	4.49	£735	£196,343	62
139	Hammersmith and Fulham	4.49	£2,755	£735,695	91
140	Bexley	4.47	£1,525	£409,197	161
141	Rugby	4.46	£1,033	£278,129	102
142	Lewisham	4.45	£1,816	£490,098	185
143	Canterbury	4.44	£1,268	£342,754	138
144	Dudley	4.44	£847	£229,142	219
145	Cannock Chase	4.43	£845	£228,790	71
146	East Staffordshire	4.43	£836	£226,643	115
147	Folkestone and Hythe	4.42	£1,145	£310,586	94
148	North Warwickshire	4.42	£974	£264,539	59
149	Fareham	4.41	£1,209	£329,252	104
150	Tonbridge and Malling	4.41	£1,474	£400,654	111
151	Woking	4.41	£1,615	£439,590	73
152	Redditch	4.40	£900	£245,625	47 thin
153	West Northamptonshire	4.40	£1,071	£292,233	340
154	Basingstoke and Deane	4.38	£1,324	£362,777	163
155	Cherwell	4.38	£1,289	£352,839	132
156	Fenland	4.38	£832	£227,716	98
157	Gedling	4.38	£891	£244,110	70
158	Ealing	4.37	£2,057	£564,242	134
159	Cheshire West and Chester	4.36	£966	£266,076	306
160	Chesterfield	4.36	£734	£201,994	76
161	Chorley	4.34	£775	£214,112	100
162	Dover	4.34	£980	£270,841	84
163	Maidstone	4.34	£1,286	£355,607	137
164	Wyre Forest	4.34	£835	£230,724	90
165	Brent	4.33	£1,990	£551,325	85
166	Havant	4.33	£1,131	£313,739	85
167	Ashford	4.32	£1,241	£344,499	135
168	Cornwall	4.29	£1,002	£280,044	562
169	Trafford	4.29	£1,359	£380,181	168
170	Westmorland and Furness	4.29	£801	£224,138	245
171	King's Lynn and West Norfolk	4.27	£933	£262,347	127
172	Lewes	4.27	£1,322	£371,206	110
173	Rotherham	4.27	£679	£190,657	179
174	High Peak	4.26	£903	£254,186	81
175	Bedford	4.25	£1,166	£329,049	121
176	Somerset	4.25	£986	£278,702	513
177	North Lincolnshire	4.24	£638	£180,482	152
178	Dacorum	4.20	£1,577	£450,473	118
179	Stockport	4.20	£1,095	£313,136	240
180	Camden	4.19	£2,724	£779,664	86
181	Epping Forest	4.19	£1,835	£525,788	84
182	Haringey	4.19	£2,214	£634,191	112
183	Hinckley and Bosworth	4.19	£922	£263,840	103
184	Havering	4.18	£1,565	£448,935	191
185	Merton	4.18	£2,097	£601,453	88
186	Warrington	4.18	£882	£253,161	174
187	Central Bedfordshire	4.15	£1,242	£359,314	244
188	North Kesteven	4.15	£845	£244,606	123
189	Blaby	4.14	£978	£283,731	79
190	Charnwood	4.13	£952	£276,429	139
191	Redbridge	4.10	£1,724	£505,037	146
192	Sutton	4.10	£1,547	£452,725	121
193	Bassetlaw	4.09	£717	£210,473	105
194	Huntingdonshire	4.09	£1,046	£306,554	157
195	Castle Point	4.06	£1,241	£367,068	79
196	South Derbyshire	4.06	£873	£258,054	129
197	North Hertfordshire	4.04	£1,415	£420,299	94
198	Rother	4.04	£1,163	£345,700	97
199	Amber Valley	4.03	£787	£234,142	121
200	South Holland	4.03	£760	£226,541	88
201	Stafford	4.03	£888	£264,457	142
202	Tunbridge Wells	4.03	£1,509	£449,635	93
203	Surrey Heath	4.02	£1,498	£447,558	97
204	Waltham Forest	4.02	£1,758	£525,276	123
205	West Lindsey	4.02	£713	£212,865	80
206	Newark and Sherwood	4.00	£789	£236,520	111
207	West Lancashire	3.99	£797	£239,557	79
208	Harrow	3.98	£1,755	£529,263	105
209	Hillingdon	3.98	£1,553	£468,269	135
210	Reigate and Banstead	3.98	£1,632	£492,162	121
211	Horsham	3.97	£1,449	£438,340	138
212	Warwick	3.97	£1,237	£373,639	142
213	New Forest	3.96	£1,237	£375,204	155
214	Barnet	3.95	£1,931	£586,600	172
215	Breckland	3.95	£913	£277,186	144
216	Wealden	3.94	£1,260	£383,636	140
217	East Riding of Yorkshire	3.93	£717	£219,022	326
218	Cheshire East	3.92	£975	£298,494	381
219	East Hertfordshire	3.92	£1,500	£459,097	139
220	Lichfield	3.92	£1,094	£335,001	89
221	South Kesteven	3.91	£837	£256,911	129
222	Mid Sussex	3.90	£1,410	£433,614	127
223	Runnymede	3.90	£1,571	£483,919	76
224	Sevenoaks	3.90	£1,785	£549,523	77
225	Vale of White Horse	3.90	£1,332	£410,036	112
226	Wiltshire	3.90	£1,059	£326,201	428
227	South Cambridgeshire	3.89	£1,402	£432,618	102
228	Guildford	3.88	£1,716	£530,980	129
229	Northumberland	3.88	£671	£207,386	269
230	Rutland	3.88	£963	£298,176	36 thin
231	Teignbridge	3.88	£946	£292,799	141
232	East Lindsey	3.87	£687	£213,086	130
233	Tandridge	3.87	£1,608	£498,584	74
234	Staffordshire Moorlands	3.86	£717	£223,040	62
235	Welwyn Hatfield	3.86	£1,471	£457,424	85
236	Hertsmere	3.85	£1,796	£559,894	86
237	Test Valley	3.85	£1,204	£375,176	117
238	Rochford	3.84	£1,293	£404,429	55
239	Winchester	3.84	£1,501	£469,588	106
240	Bromley	3.83	£1,673	£524,087	252
241	West Berkshire	3.83	£1,283	£401,803	119
242	Dorset	3.82	£1,039	£326,328	354
243	Windsor and Maidenhead	3.78	£1,814	£575,347	101
244	North West Leicestershire	3.77	£901	£286,826	95
245	Kingston upon Thames	3.75	£1,799	£575,353	96
246	North East Derbyshire	3.74	£774	£248,090	91
247	Three Rivers	3.74	£1,808	£579,643	74
248	South Norfolk	3.73	£973	£312,750	132
249	Cotswold	3.71	£1,262	£407,800	65
250	Mid Suffolk	3.71	£983	£317,713	101
251	North Yorkshire	3.69	£832	£270,535	635
252	Chichester	3.68	£1,322	£431,564	76
253	Brentwood	3.67	£1,610	£526,820	70
254	Buckinghamshire	3.67	£1,473	£481,940	416
255	South Staffordshire	3.65	£945	£310,940	85
256	St Albans	3.65	£1,919	£630,303	117
257	West Oxfordshire	3.65	£1,273	£419,012	91
258	Tewkesbury	3.64	£989	£326,171	89
259	Wokingham	3.64	£1,481	£487,945	114
260	North Devon	3.63	£851	£281,215	89
261	Rushcliffe	3.63	£1,032	£340,995	98
262	Mid Devon	3.60	£872	£290,962	82
263	East Cambridgeshire	3.59	£1,018	£340,249	73
264	Epsom and Ewell	3.59	£1,683	£562,891	60
265	Broadland	3.58	£935	£313,199	131
266	Torridge	3.58	£787	£264,065	45 thin
267	Stroud	3.57	£1,039	£349,639	119
268	Babergh	3.55	£970	£327,703	83
269	North Norfolk	3.55	£858	£290,043	117
270	Bromsgrove	3.54	£979	£332,100	73
271	Hart	3.54	£1,414	£479,664	93
272	Maldon	3.54	£1,151	£389,864	69
273	East Suffolk	3.53	£832	£282,445	263
274	South Oxfordshire	3.51	£1,380	£471,634	107
275	Richmond upon Thames	3.48	£2,307	£794,623	112
276	Ribble Valley	3.47	£806	£278,662	62
277	East Hampshire	3.46	£1,257	£435,663	106
278	Shropshire	3.44	£808	£282,129	260
279	Stratford-on-Avon	3.44	£1,132	£394,612	137
280	Wychavon	3.44	£929	£324,216	116
281	Forest of Dean	3.43	£823	£287,726	61
282	Harborough	3.41	£961	£338,621	103
283	Mole Valley	3.40	£1,546	£545,667	65
284	Herefordshire, County of	3.36	£809	£288,894	144
285	Kensington and Chelsea	3.35	£3,597	£1,286,708	64
286	East Devon	3.34	£970	£348,504	148
287	Uttlesford	3.29	£1,282	£467,408	62
288	Malvern Hills	3.28	£941	£343,982	53
289	West Devon	3.27	£837	£307,321	60
290	Melton	3.25	£790	£291,792	52
291	South Hams	3.25	£998	£368,272	74
292	Waverley	3.04	£1,441	£568,012	93
293	Elmbridge	2.95	£1,831	£743,781	86
294	Derbyshire Dales	2.84	£805	£340,291	49 thin

Download full table (CSV)

Regional breakdown

Rank	Region	Gross yield %	Avg monthly rent	Avg price	Sales volume
1	North East	5.72	£776	£162,911	—
2	North West	5.28	£951	£216,138	—
3	London	4.97	£2,290	£552,655	—
4	West Midlands	4.93	£964	£234,635	—
5	Yorkshire and The Humber	4.93	£855	£207,974	—
6	South West	4.88	£1,231	£302,618	—
7	East of England	4.56	£1,278	£336,300	—
8	East Midlands	4.52	£911	£241,620	—
9	South East	4.50	£1,414	£376,819	—

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) — April 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