Name: UKPP Rental Yield Index — June 2026
Creator: UK Property Portal
License: https://creativecommons.org/licenses/by/4.0/

294Local authorities covered

4.46Median gross yield %

Newcastle upon Tyne — 6.91%Highest gross yield

Derbyshire Dales — 2.78%Lowest gross yield

6Thin-flagged

0Excluded

Highest gross yields

1Newcastle upon Tyne£1,206 / £209,5206.91%
2Manchester£1,358 / £250,3646.51%
3Portsmouth£1,367 / £251,8146.51%
4Southampton£1,253 / £235,7796.38%
5Nottingham£1,009 / £190,1716.37%
6Blackpool£710 / £134,2046.35%
7Bristol, City of£1,883 / £356,5316.34%
8Tower Hamlets£2,429 / £460,5216.33%
9Lincoln£948 / £183,5756.20%
10Kingston upon Hull, City of£690 / £134,2076.17%

Lowest gross yields

284East Devon£970 / £343,2063.39%
285Harborough£962 / £343,4883.36%
286Herefordshire, County of£809 / £289,0223.36%
288South Hams£1,005 / £362,3363.33%
289Kensington and Chelsea£3,596 / £1,324,0733.26%
290Malvern Hills£940 / £349,3213.23%
291Uttlesford£1,286 / £479,1773.22%
292Waverley£1,448 / £564,5853.08%
293Elmbridge£1,852 / £734,6173.03%
294Derbyshire Dales£807 / £348,4862.78%

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.

Cite this data

Cite this edition as

UK Property Portal — UKPP Rental Yield Index, England, June 2026. theukpropertyportal.co.uk/rental-yield-index/2026-06. Licensed under CC BY 4.0.

Free to reuse, including commercially, with attribution to UK Property Portal and a link to this page — CC BY 4.0. The index is UK Property Portal’s own derived work; the official inputs it is computed from carry their own licences, set out in the methodology.

Full ranked table — every included local authority

Rank	Local authority	Gross yield %	Avg monthly rent	Avg price	Sales volume
1	Newcastle upon Tyne	6.91	£1,206	£209,520	193
2	Manchester	6.51	£1,358	£250,364	278
3	Portsmouth	6.51	£1,367	£251,814	157
4	Southampton	6.38	£1,253	£235,779	166
5	Nottingham	6.37	£1,009	£190,171	182
6	Blackpool	6.35	£710	£134,204	119
7	Bristol, City of	6.34	£1,883	£356,531	364
8	Tower Hamlets	6.33	£2,429	£460,521	118
9	Lincoln	6.20	£948	£183,575	94
10	Kingston upon Hull, City of	6.17	£690	£134,207	193
11	Middlesbrough	6.11	£702	£137,777	84
12	Salford	6.05	£1,164	£231,055	209
13	Gateshead	6.04	£793	£157,623	159
14	Norwich	6.01	£1,149	£229,281	148
15	Liverpool	5.90	£905	£184,176	267
16	Gosport	5.89	£1,162	£236,806	72
17	Sunderland	5.86	£703	£143,941	182
18	Newham	5.85	£1,928	£395,499	110
19	Harlow	5.77	£1,517	£315,501	59
20	Stoke-on-Trent	5.70	£707	£148,826	147
21	Birmingham	5.63	£1,090	£232,195	538
22	County Durham	5.62	£641	£136,971	456
23	Bath and North East Somerset	5.61	£1,882	£402,516	160
24	Exeter	5.60	£1,317	£282,156	85
25	Eastbourne	5.59	£1,164	£250,080	98
26	Burnley	5.54	£625	£135,492	92
27	Gloucester	5.53	£1,109	£240,485	101
28	Lambeth	5.51	£2,523	£549,573	207
29	Leeds	5.51	£1,135	£247,348	607
30	Slough	5.51	£1,572	£342,326	56
31	Watford	5.49	£1,817	£397,188	70
32	Barking and Dagenham	5.47	£1,693	£371,723	69
33	Coventry	5.47	£1,018	£223,306	203
34	Sandwell	5.45	£944	£207,918	147
35	Leicester	5.42	£1,025	£226,865	142
36	Boston	5.41	£800	£177,365	49 thin
37	Plymouth	5.40	£998	£221,828	241
38	Bournemouth, Christchurch and Poole	5.39	£1,402	£311,915	363
39	Hyndburn	5.39	£642	£142,846	56
40	South Tyneside	5.38	£731	£163,130	84
41	Brighton and Hove	5.37	£1,812	£404,798	238
42	Dartford	5.37	£1,566	£349,746	103
43	Ipswich	5.37	£990	£221,121	92
44	Stevenage	5.33	£1,430	£322,195	55
45	Pendle	5.31	£658	£148,599	91
46	Knowsley	5.30	£829	£187,848	83
47	Reading	5.26	£1,573	£358,565	130
48	Crawley	5.24	£1,484	£340,152	71
49	Worthing	5.23	£1,306	£299,446	114
50	Bolton	5.20	£882	£203,379	190
51	Hackney	5.20	£2,635	£608,016	101
52	Darlington	5.19	£682	£157,727	99
53	Stockton-on-Tees	5.18	£737	£170,757	194
54	Tameside	5.18	£923	£213,728	140
55	Wolverhampton	5.18	£938	£217,194	115
56	Blackburn with Darwen	5.16	£712	£165,465	107
57	Hartlepool	5.14	£556	£129,897	69
58	South Gloucestershire	5.13	£1,454	£340,219	282
59	Hastings	5.11	£1,006	£236,397	72
60	Oldham	5.11	£921	£216,217	102
61	St. Helens	5.11	£798	£187,273	145
62	Greenwich	5.10	£1,967	£462,426	157
63	Luton	5.08	£1,219	£287,853	108
64	Walsall	5.08	£912	£215,531	147
65	Sheffield	5.06	£925	£219,400	308
66	Peterborough	5.05	£993	£236,125	129
67	Redcar and Cleveland	5.04	£644	£153,357	101
68	Thurrock	5.04	£1,372	£326,916	124
69	Oxford	5.03	£1,961	£468,162	100
70	Rushmoor	5.03	£1,384	£330,108	74
71	Derby	5.01	£855	£204,985	194
72	Medway	5.00	£1,234	£296,211	235
73	North East Lincolnshire	4.99	£623	£149,919	164
74	Preston	4.98	£786	£189,276	94
75	Milton Keynes	4.96	£1,340	£324,290	226
76	North Tyneside	4.96	£846	£204,785	202
77	Rossendale	4.96	£807	£195,070	58
78	Sefton	4.96	£932	£225,505	201
79	Swindon	4.96	£1,091	£263,698	222
80	Ashfield	4.94	£790	£192,046	79
81	Broxbourne	4.94	£1,675	£406,558	77
82	Islington	4.94	£2,843	£691,206	106
83	Torbay	4.93	£913	£222,453	128
84	Thanet	4.91	£1,110	£271,554	121
85	Mansfield	4.90	£784	£191,900	73
86	Southwark	4.90	£2,402	£588,057	153
87	Bradford	4.88	£750	£184,494	393
88	Great Yarmouth	4.86	£839	£207,146	76
89	Bury	4.85	£968	£239,701	163
90	Colchester	4.85	£1,203	£297,595	182
91	Lancaster	4.85	£811	£200,710	117
92	Croydon	4.84	£1,579	£391,718	216
93	Doncaster	4.83	£690	£171,462	253
94	Wakefield	4.82	£797	£198,385	269
95	Tendring	4.80	£1,051	£262,570	156
96	Nuneaton and Bedworth	4.79	£918	£229,879	86
97	Oadby and Wigston	4.79	£1,026	£256,774	45 thin
98	West Suffolk	4.79	£1,178	£294,874	135
99	Southend-on-Sea	4.78	£1,292	£324,108	136
100	Rochdale	4.76	£836	£210,733	153
101	Tamworth	4.74	£919	£232,790	53
102	Eastleigh	4.73	£1,213	£307,885	132
103	Calderdale	4.72	£752	£191,225	158
104	Isle of Wight	4.71	£948	£241,341	141
105	Wirral	4.70	£845	£215,854	266
106	Barnsley	4.69	£686	£175,429	220
107	Basildon	4.69	£1,416	£362,409	134
108	Newcastle-under-Lyme	4.69	£827	£211,764	83
109	Cumberland	4.68	£670	£171,947	265
110	Gravesham	4.64	£1,330	£344,249	79
111	Spelthorne	4.64	£1,637	£423,027	87
112	Telford and Wrekin	4.63	£859	£222,752	128
113	Erewash	4.62	£835	£216,744	97
114	Halton	4.62	£741	£192,602	78
115	North Northamptonshire	4.62	£985	£256,107	341
116	Bolsover	4.61	£712	£185,267	69
117	Cheltenham	4.61	£1,254	£326,314	113
118	York	4.61	£1,186	£308,654	195
119	Cambridge	4.60	£1,804	£471,012	58
120	Folkestone and Hythe	4.60	£1,172	£305,987	120
121	Chelmsford	4.59	£1,447	£378,576	151
122	Enfield	4.59	£1,803	£470,959	138
123	North Somerset	4.59	£1,201	£313,886	194
124	Arun	4.57	£1,227	£321,920	152
125	Kirklees	4.57	£780	£204,859	300
126	Wigan	4.57	£744	£195,248	237
127	Worcester	4.57	£969	£254,332	79
128	Canterbury	4.56	£1,279	£336,501	130
129	Redditch	4.56	£928	£244,467	71
130	Rugby	4.56	£1,042	£274,342	113
131	Wandsworth	4.54	£2,611	£690,049	218
132	Wyre	4.54	£732	£193,358	96
133	Bexley	4.53	£1,531	£405,755	135
134	Hammersmith and Fulham	4.53	£2,778	£735,628	107
135	Woking	4.53	£1,618	£428,542	92
136	Brent	4.52	£2,010	£533,742	99
137	Hounslow	4.52	£1,941	£514,798	132
138	South Ribble	4.52	£796	£211,371	98
139	East Staffordshire	4.51	£844	£224,735	103
140	Solihull	4.51	£1,263	£336,074	189
141	Fenland	4.50	£838	£223,449	101
142	Broxtowe	4.49	£950	£254,031	96
143	Chesterfield	4.48	£744	£199,317	91
144	Bracknell Forest	4.47	£1,471	£394,644	104
145	Dover	4.47	£1,029	£276,165	91
146	Fylde	4.47	£864	£232,194	78
147	Braintree	4.46	£1,224	£328,966	148
148	Maidstone	4.46	£1,292	£347,572	150
149	Chorley	4.45	£785	£211,690	103
150	Lewisham	4.45	£1,825	£492,091	166
151	West Northamptonshire	4.43	£1,075	£290,898	387
152	Adur	4.40	£1,393	£380,236	50
153	Cannock Chase	4.39	£854	£233,697	72
154	Cheshire West and Chester	4.39	£981	£268,189	329
155	Swale	4.39	£1,095	£299,079	124
156	Cherwell	4.38	£1,291	£353,869	121
157	Dudley	4.38	£852	£233,281	191
158	Ealing	4.37	£2,067	£567,502	145
159	Cornwall	4.36	£1,005	£276,401	513
160	Fareham	4.36	£1,201	£330,194	112
161	Tonbridge and Malling	4.35	£1,481	£408,279	115
162	High Peak	4.34	£918	£254,013	75
163	Gedling	4.33	£896	£248,104	97
164	King's Lynn and West Norfolk	4.33	£938	£259,661	123
165	Ashford	4.31	£1,244	£345,983	116
166	North Warwickshire	4.31	£974	£271,068	57
167	Lewes	4.30	£1,323	£369,104	101
168	North Lincolnshire	4.30	£652	£181,906	163
169	Rotherham	4.28	£680	£190,600	197
170	Somerset	4.27	£1,000	£281,150	467
171	Havant	4.26	£1,140	£320,938	102
172	Hinckley and Bosworth	4.26	£929	£261,469	102
173	Westmorland and Furness	4.26	£808	£227,864	254
174	Basingstoke and Deane	4.25	£1,310	£370,258	193
175	Bedford	4.25	£1,169	£330,132	132
176	Westminster	4.25	£3,168	£894,417	104
177	Central Bedfordshire	4.23	£1,250	£354,672	282
178	Redbridge	4.23	£1,724	£489,363	120
179	Stockport	4.23	£1,105	£313,671	265
180	Wyre Forest	4.21	£824	£234,944	75
181	Merton	4.19	£2,134	£611,749	120
182	West Lindsey	4.19	£737	£210,883	117
183	Haringey	4.18	£2,210	£634,318	100
184	Dacorum	4.17	£1,579	£453,872	125
185	Havering	4.17	£1,563	£449,340	171
186	Sutton	4.17	£1,551	£445,839	122
187	Blaby	4.16	£990	£285,754	81
188	Castle Point	4.16	£1,255	£361,868	72
189	Charnwood	4.15	£957	£276,839	181
190	Epping Forest	4.14	£1,843	£534,323	85
191	Stafford	4.13	£896	£260,413	123
192	Trafford	4.13	£1,365	£396,351	177
193	West Lancashire	4.12	£802	£233,379	109
194	Warrington	4.11	£890	£259,781	186
195	Bassetlaw	4.10	£720	£210,850	94
196	Huntingdonshire	4.10	£1,049	£306,814	174
197	Reigate and Banstead	4.10	£1,638	£478,917	139
198	Breckland	4.08	£923	£271,528	119
199	North Hertfordshire	4.08	£1,424	£419,128	104
200	Tandridge	4.08	£1,632	£479,978	53
201	Tunbridge Wells	4.08	£1,521	£447,330	73
202	South Derbyshire	4.07	£876	£258,274	126
203	Newark and Sherwood	4.05	£804	£237,999	99
204	Rother	4.05	£1,166	£345,558	88
205	Camden	4.04	£2,791	£828,563	104
206	Harrow	4.04	£1,766	£524,575	77
207	Waltham Forest	4.04	£1,765	£524,380	134
208	Warwick	4.04	£1,239	£367,580	151
209	North Kesteven	4.02	£818	£244,157	133
210	Welwyn Hatfield	4.01	£1,496	£448,013	75
211	Amber Valley	4.00	£793	£237,676	124
212	Horsham	3.99	£1,460	£439,595	132
213	Sevenoaks	3.99	£1,798	£540,999	93
214	Mid Sussex	3.98	£1,418	£427,423	141
215	South Holland	3.98	£765	£230,701	99
216	Surrey Heath	3.97	£1,508	£455,401	86
217	Guildford	3.96	£1,731	£524,112	91
218	Lichfield	3.96	£1,098	£332,515	81
219	South Kesteven	3.96	£841	£254,966	131
220	East Riding of Yorkshire	3.95	£724	£220,121	320
221	Hillingdon	3.95	£1,561	£474,664	156
222	Test Valley	3.95	£1,226	£372,780	91
223	Wealden	3.95	£1,266	£384,434	192
224	East Lindsey	3.94	£695	£211,736	112
225	East Hertfordshire	3.93	£1,505	£459,894	108
226	Runnymede	3.93	£1,576	£481,523	86
227	Barnet	3.91	£1,939	£595,331	163
228	Bromley	3.91	£1,678	£515,264	235
229	Cheshire East	3.90	£982	£301,981	399
230	New Forest	3.90	£1,238	£380,669	172
231	Northumberland	3.90	£687	£211,430	300
232	South Cambridgeshire	3.90	£1,407	£433,089	98
233	Wiltshire	3.89	£1,069	£329,728	449
234	Rutland	3.88	£962	£297,833	27 thin
235	Dorset	3.87	£1,046	£324,089	340
236	Vale of White Horse	3.87	£1,336	£414,694	100
237	West Berkshire	3.87	£1,303	£403,546	110
238	Tewkesbury	3.86	£1,053	£327,260	88
239	Hertsmere	3.84	£1,806	£563,842	65
240	North West Leicestershire	3.84	£907	£283,781	99
241	Winchester	3.83	£1,504	£470,740	108
242	South Norfolk	3.81	£981	£309,373	124
243	Teignbridge	3.79	£954	£302,168	105
244	Brentwood	3.78	£1,615	£513,140	81
245	Rochford	3.78	£1,297	£411,671	66
246	Rushcliffe	3.78	£1,037	£329,098	96
247	Three Rivers	3.78	£1,814	£576,541	63
248	Mid Suffolk	3.75	£998	£319,450	84
249	Windsor and Maidenhead	3.75	£1,814	£580,076	105
250	Staffordshire Moorlands	3.74	£719	£230,446	58
251	West Oxfordshire	3.72	£1,284	£414,623	89
252	North East Derbyshire	3.70	£780	£253,144	85
253	North Yorkshire	3.69	£838	£272,255	588
254	Chichester	3.67	£1,326	£433,864	116
255	Kingston upon Thames	3.66	£1,807	£592,967	103
256	Torridge	3.66	£787	£258,129	50
257	Broadland	3.64	£939	£309,943	124
258	South Staffordshire	3.64	£947	£311,983	66
259	Buckinghamshire	3.63	£1,476	£487,724	401
260	East Suffolk	3.62	£835	£276,638	241
261	Mid Devon	3.61	£875	£290,530	58
262	Cotswold	3.60	£1,251	£417,417	90
263	West Devon	3.58	£839	£281,227	45 thin
264	Epsom and Ewell	3.57	£1,691	£568,770	62
265	North Devon	3.57	£843	£283,213	98
266	Babergh	3.56	£970	£327,285	69
267	St Albans	3.56	£1,931	£650,429	133
268	Hart	3.55	£1,418	£479,935	102
269	Wokingham	3.55	£1,476	£498,681	155
270	East Cambridgeshire	3.53	£1,029	£349,465	74
271	Maldon	3.53	£1,146	£389,405	46 thin
272	Stroud	3.53	£1,039	£352,741	92
273	Bromsgrove	3.51	£982	£335,549	78
274	South Oxfordshire	3.51	£1,384	£473,745	81
275	Stratford-on-Avon	3.50	£1,140	£390,441	124
276	Shropshire	3.47	£817	£282,306	327
277	Wychavon	3.47	£944	£326,698	109
278	North Norfolk	3.46	£862	£298,885	103
279	Ribble Valley	3.44	£813	£283,897	62
280	Forest of Dean	3.43	£824	£288,558	75
281	Mole Valley	3.43	£1,546	£540,237	67
282	Richmond upon Thames	3.41	£2,310	£812,871	138
283	East Hampshire	3.40	£1,263	£445,773	103
284	East Devon	3.39	£970	£343,206	182
285	Harborough	3.36	£962	£343,488	89
286	Herefordshire, County of	3.36	£809	£289,022	156
287	Melton	3.33	£794	£286,275	39 thin
288	South Hams	3.33	£1,005	£362,336	91
289	Kensington and Chelsea	3.26	£3,596	£1,324,073	74
290	Malvern Hills	3.23	£940	£349,321	69
291	Uttlesford	3.22	£1,286	£479,177	80
292	Waverley	3.08	£1,448	£564,585	105
293	Elmbridge	3.03	£1,852	£734,617	125
294	Derbyshire Dales	2.78	£807	£348,486	66

Download full table (CSV)

Regional breakdown

Rank	Region	Gross yield %	Avg monthly rent	Avg price	Sales volume
1	North East	5.66	£781	£165,550	—
2	North West	5.24	£961	£219,922	—
3	London	4.99	£2,302	£553,870	—
4	Yorkshire and The Humber	4.97	£862	£207,948	—
5	West Midlands	4.96	£971	£234,731	—
6	South West	4.87	£1,237	£304,562	—
7	East Midlands	4.58	£918	£240,457	—
8	East of England	4.54	£1,281	£338,707	—
9	South East	4.46	£1,415	£380,380	—

Methodology

How this is calculated — full methodology, permanent link ↗

Formula: gross yield % = (average monthly rent × 12) ÷ average house price × 100

Sources: ONS (Price Index of Private Rents) (as at 16 September 2026); HM Land Registry (UK House Price Index) (as at 23 October 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 how an area's gross yield compares to others — NOT the return achievable on any specific property you hold.

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) — June 2026
← Rent input: ONS (Price Index of Private Rents), as at 16 September 2026
← Price input: HM Land Registry (UK House Price Index), as at 23 October 2026