Highest gross yields

1Newcastle upon Tyne£1,204 / £207,0296.98%
2Manchester£1,352 / £247,4696.56%
3Tower Hamlets£2,419 / £444,3326.53%
4Portsmouth£1,366 / £252,3256.50%
5Bristol, City of£1,883 / £354,9246.37%
6Southampton£1,250 / £235,7576.36%
7Nottingham£1,006 / £190,8066.33%
8Blackpool£704 / £133,9196.31%
9Kingston upon Hull, City of£690 / £133,4856.20%
10Middlesbrough£707 / £138,1226.14%

Lowest gross yields

284Forest of Dean£823 / £289,6713.41%
285East Devon£973 / £344,3473.39%
286Herefordshire, County of£809 / £286,9953.38%
287Malvern Hills£940 / £337,5583.34%
288Harborough£962 / £346,2783.33%
289South Hams£1,000 / £363,6033.30%
290Melton£791 / £288,5133.29%
291Uttlesford£1,283 / £480,7333.20%
292Waverley£1,445 / £567,2143.06%
293Elmbridge£1,831 / £750,1572.93%

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	6.98	£1,204	£207,029	175
2	Manchester	6.56	£1,352	£247,469	289
3	Tower Hamlets	6.53	£2,419	£444,332	154
4	Portsmouth	6.50	£1,366	£252,325	127
5	Bristol, City of	6.37	£1,883	£354,924	393
6	Southampton	6.36	£1,250	£235,757	176
7	Nottingham	6.33	£1,006	£190,806	173
8	Blackpool	6.31	£704	£133,919	113
9	Kingston upon Hull, City of	6.20	£690	£133,485	177
10	Middlesbrough	6.14	£707	£138,122	80
11	Lincoln	6.11	£951	£186,722	71
12	Salford	6.03	£1,162	£231,153	192
13	Gateshead	5.97	£790	£158,765	137
14	Gosport	5.87	£1,158	£236,660	87
15	Liverpool	5.85	£901	£184,670	288
16	Norwich	5.82	£1,152	£237,629	117
17	Harlow	5.81	£1,517	£313,497	67
18	Burnley	5.76	£622	£129,643	81
19	Sunderland	5.76	£701	£145,921	188
20	Slough	5.73	£1,575	£329,713	52
21	Newham	5.70	£1,923	£405,002	101
22	Barking and Dagenham	5.62	£1,690	£360,889	71
23	Stoke-on-Trent	5.62	£709	£151,355	160
24	Birmingham	5.61	£1,088	£232,657	535
25	Exeter	5.61	£1,314	£281,197	105
26	County Durham	5.58	£638	£137,167	447
27	Eastbourne	5.57	£1,162	£250,523	85
28	Bath and North East Somerset	5.56	£1,881	£406,169	159
29	Dartford	5.56	£1,562	£337,333	90
30	Lambeth	5.56	£2,527	£545,315	167
31	Hyndburn	5.55	£640	£138,477	71
32	Coventry	5.54	£1,017	£220,410	173
33	Leeds	5.52	£1,134	£246,699	571
34	Watford	5.51	£1,814	£395,360	61
35	Gloucester	5.48	£1,105	£242,097	112
36	South Tyneside	5.47	£726	£159,318	102
37	Plymouth	5.44	£994	£219,145	290
38	Ipswich	5.40	£989	£219,718	98
39	Brighton and Hove	5.39	£1,816	£403,999	192
40	Reading	5.39	£1,577	£351,267	118
41	Sandwell	5.39	£940	£209,354	166
42	Stevenage	5.38	£1,426	£317,948	53
43	Boston	5.34	£796	£179,027	42 thin
44	Bournemouth, Christchurch and Poole	5.34	£1,404	£315,473	332
45	Leicester	5.34	£1,024	£230,107	153
46	Crawley	5.33	£1,482	£333,662	64
47	Bolton	5.29	£883	£200,126	188
48	Tameside	5.26	£920	£209,691	140
49	Worthing	5.26	£1,311	£299,298	67
50	Stockton-on-Tees	5.24	£738	£169,010	151
51	Knowsley	5.18	£814	£188,727	66
52	St. Helens	5.18	£790	£182,923	160
53	Wolverhampton	5.18	£934	£216,339	143
54	Hackney	5.17	£2,622	£608,470	95
55	Luton	5.17	£1,217	£282,653	99
56	Oldham	5.17	£917	£212,997	143
57	Pendle	5.17	£652	£151,427	89
58	Blackburn with Darwen	5.16	£711	£165,437	97
59	Darlington	5.16	£676	£157,239	101
60	Hartlepool	5.13	£561	£131,342	73
61	Rossendale	5.12	£808	£189,243	65
62	South Gloucestershire	5.11	£1,450	£340,401	250
63	Hastings	5.10	£1,006	£236,879	76
64	Walsall	5.09	£908	£214,032	163
65	Medway	5.08	£1,238	£292,653	204
66	Islington	5.07	£2,828	£669,879	98
67	Greenwich	5.05	£1,952	£463,436	144
68	Preston	5.03	£782	£186,418	137
69	North Tyneside	5.02	£838	£200,392	145
70	Lancaster	5.01	£807	£193,434	113
71	Sefton	5.01	£928	£222,406	243
72	Sheffield	5.01	£922	£220,804	395
73	Thurrock	5.01	£1,366	£327,028	123
74	Ashfield	5.00	£785	£188,423	79
75	North East Lincolnshire	5.00	£618	£148,294	138
76	Redcar and Cleveland	5.00	£645	£154,696	112
77	Rushmoor	5.00	£1,380	£330,954	59
78	Swindon	5.00	£1,089	£261,170	188
79	Peterborough	4.99	£981	£235,773	125
80	Derby	4.98	£852	£205,425	204
81	Thanet	4.97	£1,109	£267,616	114
82	Broxbourne	4.96	£1,665	£403,029	62
83	Oxford	4.96	£1,958	£473,467	73
84	Southwark	4.96	£2,394	£578,683	126
85	Mansfield	4.95	£779	£188,718	65
86	Milton Keynes	4.94	£1,336	£324,767	222
87	Newcastle-under-Lyme	4.92	£826	£201,524	72
88	Torbay	4.90	£908	£222,289	110
89	Bury	4.87	£967	£238,266	154
90	Colchester	4.87	£1,211	£298,257	167
91	Great Yarmouth	4.87	£833	£205,316	83
92	Tamworth	4.86	£938	£231,488	68
93	Tendring	4.86	£1,051	£259,697	149
94	Nuneaton and Bedworth	4.85	£916	£226,538	94
95	Wakefield	4.83	£794	£197,140	245
96	Bradford	4.78	£746	£187,452	412
97	Doncaster	4.78	£689	£172,857	249
98	Rochdale	4.78	£829	£208,286	159
99	Isle of Wight	4.76	£946	£238,456	167
100	Calderdale	4.75	£750	£189,509	199
101	Croydon	4.75	£1,572	£396,760	223
102	West Suffolk	4.75	£1,177	£297,440	174
103	Telford and Wrekin	4.74	£856	£216,685	114
104	Basildon	4.73	£1,410	£357,972	166
105	Wandsworth	4.73	£2,599	£659,547	226
106	Eastleigh	4.72	£1,210	£307,883	140
107	Barnsley	4.70	£678	£173,077	186
108	Southend-on-Sea	4.70	£1,287	£328,939	163
109	Gravesham	4.67	£1,328	£341,472	65
110	Oadby and Wigston	4.67	£1,024	£263,380	26 thin
111	Cambridge	4.64	£1,805	£467,028	61
112	Hounslow	4.63	£1,933	£501,326	131
113	Wirral	4.63	£838	£217,407	271
114	Wyre	4.63	£726	£188,175	87
115	Cumberland	4.62	£666	£173,130	271
116	Braintree	4.60	£1,232	£321,485	135
117	North Northamptonshire	4.60	£984	£256,769	302
118	North Somerset	4.60	£1,197	£312,303	237
119	Worcester	4.60	£965	£251,703	84
120	York	4.59	£1,182	£308,786	146
121	Enfield	4.57	£1,788	£469,164	105
122	Wigan	4.57	£741	£194,494	258
123	Hammersmith and Fulham	4.56	£2,770	£729,407	91
124	Cheltenham	4.55	£1,249	£329,183	84
125	Spelthorne	4.55	£1,631	£429,916	74
126	Arun	4.54	£1,224	£323,532	169
127	Chelmsford	4.54	£1,445	£382,131	154
128	Westminster	4.54	£3,163	£836,331	95
129	Rugby	4.53	£1,038	£274,942	102
130	Bolsover	4.52	£704	£186,908	73
131	Broxtowe	4.52	£955	£253,567	90
132	Halton	4.52	£738	£195,813	62
133	Kirklees	4.52	£775	£205,971	320
134	Fylde	4.50	£858	£228,737	83
135	South Ribble	4.50	£793	£211,406	82
136	Bexley	4.49	£1,528	£408,585	161
137	Cannock Chase	4.49	£848	£226,761	71
138	Solihull	4.49	£1,260	£336,572	197
139	Dover	4.48	£1,012	£271,263	84
140	East Staffordshire	4.48	£838	£224,622	115
141	Folkestone and Hythe	4.48	£1,161	£311,163	94
142	Erewash	4.46	£834	£224,509	81
143	Fareham	4.46	£1,213	£326,107	104
144	Adur	4.45	£1,383	£373,082	42 thin
145	Bracknell Forest	4.45	£1,490	£401,886	93
146	Redditch	4.45	£904	£243,585	47 thin
147	Swale	4.45	£1,091	£294,113	146
148	Dudley	4.44	£849	£229,616	219
149	Fenland	4.44	£835	£225,725	98
150	Canterbury	4.42	£1,276	£346,674	138
151	Lewisham	4.40	£1,821	£496,774	185
152	North Warwickshire	4.40	£975	£265,742	59
153	Tonbridge and Malling	4.40	£1,479	£403,227	111
154	West Northamptonshire	4.40	£1,072	£292,495	340
155	Woking	4.40	£1,618	£441,435	73
156	Maidstone	4.39	£1,290	£352,309	137
157	Brent	4.38	£2,005	£548,895	85
158	Chesterfield	4.36	£738	£203,110	76
159	Chorley	4.36	£779	£214,636	100
160	Cheshire West and Chester	4.35	£974	£268,449	306
161	Ealing	4.35	£2,060	£568,887	134
162	Gedling	4.35	£892	£246,120	70
163	Ashford	4.33	£1,243	£344,404	135
164	Cherwell	4.32	£1,289	£357,800	132
165	Havant	4.32	£1,135	£315,078	85
166	Basingstoke and Deane	4.31	£1,317	£366,291	163
167	Cornwall	4.30	£1,003	£279,722	562
168	High Peak	4.28	£907	£254,489	81
169	Lewes	4.28	£1,323	£370,799	110
170	Hinckley and Bosworth	4.27	£926	£260,282	103
171	King's Lynn and West Norfolk	4.27	£935	£262,525	127
172	North Lincolnshire	4.26	£645	£181,761	152
173	Merton	4.25	£2,114	£597,138	88
174	Rotherham	4.24	£679	£192,309	179
175	Westmorland and Furness	4.24	£805	£227,987	245
176	Somerset	4.23	£990	£280,768	513
177	Central Bedfordshire	4.22	£1,247	£354,320	244
178	Bedford	4.21	£1,168	£332,893	121
179	West Lindsey	4.21	£728	£207,424	80
180	Wyre Forest	4.20	£821	£234,413	90
181	Blaby	4.19	£982	£281,459	79
182	Haringey	4.19	£2,212	£633,853	112
183	Sutton	4.18	£1,550	£445,451	121
184	Warrington	4.18	£885	£253,937	174
185	West Lancashire	4.18	£799	£229,547	79
186	Dacorum	4.17	£1,579	£454,770	118
187	Redbridge	4.17	£1,725	£495,947	146
188	Trafford	4.16	£1,362	£393,244	168
189	Bassetlaw	4.15	£718	£207,844	105
190	Stockport	4.15	£1,100	£318,163	240
191	Havering	4.14	£1,564	£452,798	191
192	Epping Forest	4.13	£1,842	£535,682	84
193	North Kesteven	4.12	£828	£241,121	123
194	Camden	4.11	£2,759	£805,837	86
195	Charnwood	4.11	£955	£278,883	139
196	Huntingdonshire	4.10	£1,047	£306,605	157
197	North Hertfordshire	4.09	£1,421	£416,735	94
198	Castle Point	4.08	£1,249	£367,237	79
199	Tandridge	4.08	£1,622	£476,832	74
200	Newark and Sherwood	4.07	£794	£234,266	111
201	Rother	4.07	£1,165	£343,529	97
202	Reigate and Banstead	4.06	£1,636	£483,340	121
203	Stafford	4.06	£891	£263,494	142
204	Warwick	4.05	£1,238	£366,942	142
205	Waltham Forest	4.03	£1,763	£524,337	123
206	Tunbridge Wells	4.02	£1,517	£452,286	93
207	Amber Valley	4.01	£789	£236,305	121
208	Breckland	4.01	£920	£275,544	144
209	South Derbyshire	4.01	£874	£261,231	129
210	South Cambridgeshire	4.00	£1,407	£422,363	102
211	Hillingdon	3.99	£1,557	£467,887	135
212	Harrow	3.98	£1,759	£530,021	105
213	Guildford	3.97	£1,728	£522,008	129
214	Horsham	3.96	£1,455	£440,863	138
215	New Forest	3.96	£1,240	£375,728	155
216	South Holland	3.96	£762	£231,156	88
217	Surrey Heath	3.96	£1,508	£457,454	97
218	South Kesteven	3.95	£838	£254,647	129
219	Mid Sussex	3.94	£1,415	£430,711	127
220	Test Valley	3.94	£1,215	£370,329	117
221	Barnet	3.93	£1,934	£590,583	172
222	East Hertfordshire	3.92	£1,503	£460,485	139
223	East Lindsey	3.92	£694	£212,312	130
224	East Riding of Yorkshire	3.92	£721	£220,913	326
225	Runnymede	3.92	£1,575	£482,170	76
226	Vale of White Horse	3.92	£1,333	£407,966	112
227	Welwyn Hatfield	3.92	£1,482	£453,552	85
228	Rutland	3.91	£964	£295,693	36 thin
229	Wealden	3.91	£1,266	£388,501	140
230	Lichfield	3.90	£1,096	£337,175	89
231	Northumberland	3.90	£679	£209,135	269
232	Wiltshire	3.90	£1,064	£327,384	428
233	Cheshire East	3.89	£979	£302,367	381
234	Sevenoaks	3.88	£1,790	£553,752	77
235	West Berkshire	3.86	£1,290	£400,698	119
236	Hertsmere	3.85	£1,802	£562,261	86
237	Bromley	3.83	£1,675	£524,638	252
238	Dorset	3.83	£1,041	£326,381	354
239	Staffordshire Moorlands	3.80	£716	£226,249	62
240	North West Leicestershire	3.79	£905	£286,826	95
241	Winchester	3.79	£1,505	£476,639	106
242	Rochford	3.78	£1,296	£411,367	55
243	Teignbridge	3.78	£951	£302,202	141
244	Three Rivers	3.76	£1,809	£576,942	74
245	South Norfolk	3.75	£981	£314,302	132
246	Mid Suffolk	3.74	£994	£318,641	101
247	Tewkesbury	3.74	£1,020	£327,410	89
248	Windsor and Maidenhead	3.73	£1,818	£584,743	101
249	Kingston upon Thames	3.71	£1,803	£582,403	96
250	North Yorkshire	3.70	£833	£270,320	635
251	Cotswold	3.69	£1,255	£408,433	65
252	Torridge	3.67	£787	£257,052	45 thin
253	West Oxfordshire	3.67	£1,277	£417,246	91
254	Mid Devon	3.66	£873	£285,941	82
255	Rushcliffe	3.66	£1,033	£338,301	98
256	South Staffordshire	3.66	£945	£309,923	85
257	Brentwood	3.65	£1,613	£530,088	70
258	Buckinghamshire	3.65	£1,477	£485,824	416
259	North Devon	3.65	£845	£277,867	89
260	North East Derbyshire	3.65	£774	£254,787	91
261	Chichester	3.64	£1,325	£436,312	76
262	St Albans	3.62	£1,925	£638,489	117
263	Wokingham	3.59	£1,482	£495,261	114
264	Babergh	3.58	£972	£325,407	83
265	Broadland	3.58	£939	£314,426	131
266	East Suffolk	3.58	£834	£279,914	263
267	Maldon	3.58	£1,151	£385,342	69
268	Epsom and Ewell	3.57	£1,690	£568,755	60
269	Stroud	3.57	£1,039	£348,815	119
270	Bromsgrove	3.56	£979	£330,194	73
271	East Cambridgeshire	3.54	£1,024	£347,020	73
272	South Oxfordshire	3.52	£1,381	£470,720	107
273	North Norfolk	3.51	£860	£293,640	117
274	Richmond upon Thames	3.51	£2,305	£788,872	112
275	Wychavon	3.50	£938	£321,348	116
276	Hart	3.49	£1,418	£486,882	93
277	Shropshire	3.48	£813	£280,739	260
278	Stratford-on-Avon	3.47	£1,135	£392,880	137
279	Mole Valley	3.44	£1,548	£540,643	65
280	East Hampshire	3.43	£1,260	£440,217	106
281	Kensington and Chelsea	3.43	£3,591	£1,255,567	64
282	Ribble Valley	3.43	£810	£283,325	62
283	West Devon	3.42	£839	£294,782	60
284	Forest of Dean	3.41	£823	£289,671	61
285	East Devon	3.39	£973	£344,347	148
286	Herefordshire, County of	3.38	£809	£286,995	144
287	Malvern Hills	3.34	£940	£337,558	53
288	Harborough	3.33	£962	£346,278	103
289	South Hams	3.30	£1,000	£363,603	74
290	Melton	3.29	£791	£288,513	52
291	Uttlesford	3.20	£1,283	£480,733	62
292	Waverley	3.06	£1,445	£567,214	93
293	Elmbridge	2.93	£1,831	£750,157	86
294	Derbyshire Dales	2.82	£805	£343,049	49 thin

Download full table (CSV)

Regional breakdown

Rank	Region	Gross yield %	Avg monthly rent	Avg price	Sales volume
1	North East	5.68	£776	£163,933	—
2	North West	5.22	£954	£219,506	—
3	London	5.05	£2,294	£544,814	—
4	West Midlands	4.95	£966	£233,957	—
5	Yorkshire and The Humber	4.93	£856	£208,549	—
6	South West	4.89	£1,234	£302,559	—
7	East Midlands	4.56	£914	£240,758	—
8	East of England	4.54	£1,280	£338,224	—
9	South East	4.46	£1,418	£381,311	—

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) — May 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