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

294Local authorities covered

4.45Median gross yield %

Newcastle upon Tyne — 6.94%Highest gross yield

Derbyshire Dales — 2.75%Lowest gross yield

6Thin-flagged

0Excluded

Highest gross yields

1Newcastle upon Tyne£1,207 / £208,6636.94%
2Portsmouth£1,367 / £251,9096.51%
3Tower Hamlets£2,439 / £450,4006.50%
4Manchester£1,365 / £252,8886.48%
5Nottingham£1,011 / £189,4646.40%
6Southampton£1,255 / £235,5776.39%
7Bristol, City of£1,880 / £353,3306.38%
8Blackpool£714 / £136,8736.26%
9Gateshead£798 / £156,3276.13%
10Salford£1,167 / £228,7856.12%

Lowest gross yields

284East Devon£965 / £339,4743.41%
285South Hams£1,009 / £357,1943.39%
286Herefordshire, County of£811 / £289,0113.37%
287Mole Valley£1,548 / £551,7773.37%
289Harborough£963 / £344,6453.35%
290Malvern Hills£943 / £348,0763.25%
291Uttlesford£1,286 / £478,7673.22%
292Waverley£1,450 / £552,3303.15%
293Elmbridge£1,867 / £739,9993.03%
294Derbyshire Dales£810 / £353,9672.75%

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, July 2026. theukpropertyportal.co.uk/rental-yield-index/2026-07. 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	6.94	£1,207	£208,663	193
2	Portsmouth	6.51	£1,367	£251,909	157
3	Tower Hamlets	6.50	£2,439	£450,400	118
4	Manchester	6.48	£1,365	£252,888	278
5	Nottingham	6.40	£1,011	£189,464	182
6	Southampton	6.39	£1,255	£235,577	166
7	Bristol, City of	6.38	£1,880	£353,330	364
8	Blackpool	6.26	£714	£136,873	119
9	Gateshead	6.13	£798	£156,327	159
10	Salford	6.12	£1,167	£228,785	209
11	Kingston upon Hull, City of	6.11	£691	£135,640	193
12	Lincoln	6.10	£944	£185,738	94
13	Norwich	6.09	£1,146	£225,628	148
14	Middlesbrough	5.95	£699	£140,948	84
15	Newham	5.90	£1,927	£391,805	110
16	Gosport	5.81	£1,165	£240,595	72
17	Liverpool	5.79	£909	£188,282	267
18	Stoke-on-Trent	5.78	£711	£147,707	147
19	Sunderland	5.73	£704	£147,318	182
20	Harlow	5.70	£1,518	£319,584	59
21	Birmingham	5.63	£1,093	£233,158	538
22	Lambeth	5.62	£2,519	£537,955	207
23	Exeter	5.58	£1,320	£284,054	85
24	Burnley	5.55	£628	£135,851	92
25	Gloucester	5.54	£1,112	£241,044	101
26	County Durham	5.53	£645	£139,978	456
27	Sandwell	5.53	£947	£205,554	147
28	Leeds	5.52	£1,140	£247,619	607
29	Bath and North East Somerset	5.51	£1,881	£409,556	160
30	Eastbourne	5.51	£1,166	£254,111	98
31	Slough	5.51	£1,569	£341,683	56
32	Stevenage	5.48	£1,436	£314,463	55
33	South Tyneside	5.44	£737	£162,629	84
34	Watford	5.43	£1,823	£403,169	70
35	Barking and Dagenham	5.42	£1,696	£375,680	69
36	Boston	5.42	£803	£177,889	49 thin
37	Bournemouth, Christchurch and Poole	5.42	£1,399	£309,611	363
38	Leicester	5.42	£1,024	£226,575	142
39	Coventry	5.41	£1,019	£225,838	203
40	Hyndburn	5.41	£645	£143,095	56
41	Dartford	5.40	£1,570	£348,902	103
42	Knowsley	5.39	£844	£187,768	83
43	Ipswich	5.38	£993	£221,663	92
44	Plymouth	5.38	£1,001	£223,428	241
45	Reading	5.38	£1,573	£350,882	130
46	Crawley	5.36	£1,486	£332,882	71
47	Brighton and Hove	5.32	£1,809	£408,065	238
48	Pendle	5.28	£666	£151,402	91
49	Tameside	5.27	£927	£211,277	140
50	Worthing	5.23	£1,303	£299,090	114
51	Blackburn with Darwen	5.22	£713	£163,834	107
52	Bolton	5.20	£884	£204,051	190
53	North East Lincolnshire	5.20	£633	£146,114	164
54	Hackney	5.19	£2,644	£611,321	101
55	Stockton-on-Tees	5.16	£735	£170,954	194
56	Luton	5.15	£1,221	£284,623	108
57	Peterborough	5.15	£1,003	£233,745	129
58	Redcar and Cleveland	5.15	£643	£149,869	101
59	St. Helens	5.15	£802	£186,835	145
60	Darlington	5.14	£686	£160,213	99
61	Wolverhampton	5.14	£942	£219,983	115
62	South Gloucestershire	5.13	£1,456	£340,794	282
63	Oldham	5.12	£931	£218,247	102
64	Walsall	5.12	£916	£214,677	147
65	Greenwich	5.11	£1,980	£464,694	157
66	Thurrock	5.11	£1,375	£322,910	124
67	Mansfield	5.10	£788	£185,299	73
68	Islington	5.09	£2,854	£672,722	106
69	Hastings	5.08	£1,006	£237,535	72
70	Southwark	5.07	£2,431	£574,955	153
71	Sheffield	5.06	£929	£220,416	308
72	Preston	5.04	£788	£187,773	94
73	Ashfield	5.03	£793	£189,140	79
74	Rushmoor	5.03	£1,387	£331,222	74
75	Oxford	5.02	£1,966	£469,912	100
76	Sefton	5.01	£935	£223,860	201
77	North Tyneside	4.98	£851	£205,002	202
78	Medway	4.97	£1,236	£298,491	235
79	Swindon	4.96	£1,090	£263,884	222
80	Thanet	4.95	£1,114	£270,102	121
81	Derby	4.93	£857	£208,525	194
82	Torbay	4.93	£917	£223,280	128
83	Hartlepool	4.92	£556	£135,741	69
84	Broxbourne	4.91	£1,687	£411,952	77
85	Oadby and Wigston	4.90	£1,025	£251,208	45 thin
86	Bradford	4.89	£749	£183,759	393
87	Milton Keynes	4.88	£1,343	£330,027	226
88	Rossendale	4.88	£808	£198,854	58
89	Nuneaton and Bedworth	4.86	£921	£227,251	86
90	Tendring	4.85	£1,051	£259,868	156
91	Croydon	4.84	£1,581	£391,661	216
92	Colchester	4.83	£1,196	£297,407	182
93	Great Yarmouth	4.83	£841	£209,148	76
94	Wakefield	4.82	£800	£199,204	269
95	Rochdale	4.81	£844	£210,453	153
96	West Suffolk	4.81	£1,179	£294,197	135
97	Bury	4.80	£969	£242,125	163
98	Doncaster	4.80	£691	£172,897	253
99	Lancaster	4.80	£815	£203,663	117
100	Barnsley	4.77	£693	£174,474	220
101	Newcastle-under-Lyme	4.77	£830	£208,872	83
102	Cumberland	4.76	£675	£170,156	265
103	Tamworth	4.76	£920	£231,777	53
104	Southend-on-Sea	4.74	£1,296	£328,359	136
105	Cheltenham	4.70	£1,259	£321,719	113
106	Eastleigh	4.70	£1,214	£310,180	132
107	Calderdale	4.69	£753	£192,595	158
108	Folkestone and Hythe	4.67	£1,176	£302,197	120
109	Basildon	4.66	£1,421	£365,861	134
110	Enfield	4.66	£1,821	£469,274	138
111	Bolsover	4.64	£710	£183,617	69
112	Gravesham	4.64	£1,331	£344,373	79
113	Isle of Wight	4.64	£950	£245,838	141
114	North Somerset	4.63	£1,205	£312,528	194
115	Redditch	4.63	£951	£246,321	71
116	Wirral	4.63	£852	£220,996	266
117	Wyre	4.63	£737	£191,080	96
118	Erewash	4.62	£834	£216,599	97
119	Halton	4.62	£745	£193,429	78
120	North Northamptonshire	4.61	£988	£257,078	341
121	Rugby	4.61	£1,046	£272,455	113
122	York	4.61	£1,193	£310,625	195
123	Wigan	4.60	£745	£194,267	237
124	Worcester	4.59	£974	£254,477	79
125	Arun	4.58	£1,227	£321,673	152
126	Chelmsford	4.58	£1,442	£377,541	151
127	Cambridge	4.57	£1,806	£473,876	58
128	Canterbury	4.57	£1,281	£336,349	130
129	Spelthorne	4.57	£1,661	£436,081	87
130	Telford and Wrekin	4.57	£861	£225,852	128
131	Wandsworth	4.57	£2,620	£688,595	218
132	Solihull	4.54	£1,269	£335,751	189
133	Hammersmith and Fulham	4.52	£2,796	£742,848	107
134	Lewisham	4.50	£1,828	£487,714	166
135	South Ribble	4.50	£800	£213,473	98
136	Chesterfield	4.49	£754	£201,511	91
137	Fenland	4.49	£840	£224,712	101
138	Fylde	4.48	£866	£231,984	78
139	Kirklees	4.48	£780	£208,836	300
140	East Staffordshire	4.47	£851	£228,694	103
141	Hounslow	4.47	£1,945	£522,559	132
142	Bracknell Forest	4.46	£1,456	£392,113	104
143	Broxtowe	4.46	£945	£254,511	96
144	Gedling	4.46	£899	£241,676	97
145	Bexley	4.45	£1,534	£413,638	135
146	Brent	4.45	£2,012	£542,082	99
147	Chorley	4.45	£792	£213,558	103
148	Woking	4.45	£1,619	£436,752	92
149	West Northamptonshire	4.44	£1,078	£291,616	387
150	Braintree	4.43	£1,217	£329,728	148
151	Swale	4.43	£1,103	£298,962	124
152	Dover	4.42	£1,029	£279,375	91
153	Maidstone	4.42	£1,293	£351,198	150
154	Adur	4.41	£1,399	£380,737	50
155	Cheshire West and Chester	4.39	£986	£269,216	329
156	Cornwall	4.39	£1,004	£274,465	513
157	Dudley	4.39	£853	£233,347	191
158	Cherwell	4.37	£1,294	£355,178	121
159	West Lindsey	4.37	£744	£204,272	117
160	Cannock Chase	4.36	£859	£236,689	72
161	North Lincolnshire	4.36	£653	£179,885	163
162	Tonbridge and Malling	4.36	£1,484	£408,772	115
163	Havant	4.34	£1,146	£316,715	102
164	Ealing	4.32	£2,085	£579,813	145
165	Hinckley and Bosworth	4.32	£933	£259,155	102
166	North Warwickshire	4.32	£978	£271,934	57
167	Rotherham	4.30	£683	£190,587	197
168	Ashford	4.29	£1,246	£348,417	116
169	Lewes	4.29	£1,325	£370,616	101
170	Fareham	4.28	£1,189	£333,189	112
171	Redbridge	4.28	£1,724	£483,099	120
172	Somerset	4.28	£1,006	£282,124	467
173	Westminster	4.28	£3,179	£892,161	104
174	High Peak	4.27	£928	£260,749	75
175	King's Lynn and West Norfolk	4.27	£940	£264,162	123
176	Wyre Forest	4.26	£823	£231,772	75
177	Bedford	4.25	£1,170	£330,736	132
178	Castle Point	4.24	£1,257	£355,723	72
179	Basingstoke and Deane	4.21	£1,307	£372,511	193
180	Central Bedfordshire	4.21	£1,249	£355,998	282
181	Stockport	4.21	£1,111	£316,852	265
182	Charnwood	4.20	£958	£274,017	181
183	Havering	4.20	£1,564	£447,338	171
184	Westmorland and Furness	4.20	£812	£231,994	254
185	Haringey	4.19	£2,213	£634,288	100
186	Merton	4.19	£2,153	£617,075	120
187	Epping Forest	4.18	£1,843	£529,169	85
188	Dacorum	4.17	£1,583	£455,454	125
189	Camden	4.15	£2,800	£809,906	104
190	Stafford	4.15	£898	£259,674	123
191	Newark and Sherwood	4.13	£813	£236,139	99
192	Rother	4.13	£1,166	£338,584	88
193	Breckland	4.12	£925	£269,655	119
194	Sutton	4.12	£1,553	£452,699	122
195	Trafford	4.12	£1,367	£398,621	177
196	Blaby	4.11	£994	£290,125	81
197	North Hertfordshire	4.11	£1,429	£416,852	104
198	Warrington	4.11	£894	£260,962	186
199	Amber Valley	4.10	£794	£232,223	124
200	West Lancashire	4.08	£803	£236,340	109
201	Huntingdonshire	4.07	£1,050	£309,293	174
202	Tunbridge Wells	4.07	£1,529	£451,247	73
203	Reigate and Banstead	4.06	£1,637	£484,165	139
204	Sevenoaks	4.06	£1,803	£532,468	93
205	South Holland	4.06	£768	£227,204	99
206	Tandridge	4.06	£1,634	£482,796	53
207	North Kesteven	4.05	£820	£243,220	133
208	South Derbyshire	4.04	£879	£260,949	126
209	Welwyn Hatfield	4.03	£1,509	£448,779	75
210	Bassetlaw	4.02	£720	£214,826	94
211	Harrow	4.02	£1,773	£529,150	77
212	Test Valley	4.02	£1,234	£368,644	91
213	Tewkesbury	4.01	£1,086	£325,244	88
214	Waltham Forest	4.01	£1,765	£528,111	134
215	Warwick	4.01	£1,239	£370,945	151
216	East Hertfordshire	3.99	£1,519	£456,991	108
217	Runnymede	3.99	£1,579	£474,644	86
218	Horsham	3.97	£1,465	£443,249	132
219	Mid Sussex	3.97	£1,420	£429,746	141
220	East Lindsey	3.96	£699	£211,829	112
221	Surrey Heath	3.96	£1,508	£457,138	86
222	East Riding of Yorkshire	3.95	£724	£220,139	320
223	Hertsmere	3.95	£1,817	£552,310	65
224	Hillingdon	3.95	£1,565	£475,463	156
225	Lichfield	3.95	£1,100	£334,582	81
226	Bromley	3.93	£1,681	£512,869	235
227	Vale of White Horse	3.92	£1,343	£411,058	100
228	Wiltshire	3.92	£1,072	£328,401	449
229	Northumberland	3.91	£691	£212,042	300
230	South Cambridgeshire	3.91	£1,411	£433,238	98
231	Wealden	3.91	£1,266	£388,753	192
232	Barnet	3.90	£1,945	£598,666	163
233	Guildford	3.90	£1,728	£532,345	91
234	West Berkshire	3.90	£1,314	£404,313	110
235	North West Leicestershire	3.89	£910	£280,830	99
236	South Kesteven	3.89	£843	£260,355	131
237	Winchester	3.89	£1,505	£464,492	108
238	Dorset	3.87	£1,051	£325,590	340
239	New Forest	3.86	£1,241	£386,024	172
240	Rushcliffe	3.86	£1,041	£323,218	96
241	Cheshire East	3.84	£984	£307,789	399
242	Staffordshire Moorlands	3.84	£724	£226,039	58
243	Rutland	3.83	£962	£301,644	27 thin
244	Mid Suffolk	3.81	£1,001	£315,510	84
245	Teignbridge	3.81	£958	£301,670	105
246	Rochford	3.80	£1,298	£410,385	66
247	South Norfolk	3.80	£981	£310,063	124
248	Windsor and Maidenhead	3.79	£1,805	£570,779	105
249	Brentwood	3.75	£1,618	£517,786	81
250	North Yorkshire	3.73	£844	£271,256	588
251	Chichester	3.70	£1,328	£430,833	116
252	Mid Devon	3.70	£876	£283,796	58
253	North East Derbyshire	3.70	£787	£254,983	85
254	Three Rivers	3.70	£1,820	£590,708	63
255	West Oxfordshire	3.70	£1,293	£418,916	89
256	Buckinghamshire	3.69	£1,474	£479,199	401
257	East Suffolk	3.67	£840	£274,983	241
258	Kingston upon Thames	3.66	£1,807	£591,815	103
259	South Staffordshire	3.64	£949	£312,711	66
260	Broadland	3.59	£939	£314,237	124
261	Epsom and Ewell	3.59	£1,694	£566,882	62
262	North Devon	3.59	£845	£282,656	98
263	Torridge	3.58	£788	£263,784	50
264	East Cambridgeshire	3.57	£1,035	£347,741	74
265	Shropshire	3.56	£819	£276,093	327
266	St Albans	3.56	£1,931	£651,510	133
267	Stroud	3.56	£1,040	£350,615	92
268	Wokingham	3.56	£1,470	£495,879	155
269	Cotswold	3.55	£1,248	£421,807	90
270	Hart	3.55	£1,417	£479,374	102
271	West Devon	3.55	£840	£284,322	45 thin
272	Wychavon	3.54	£950	£321,607	109
273	Bromsgrove	3.53	£985	£335,126	78
274	North Norfolk	3.52	£864	£294,199	103
275	South Oxfordshire	3.52	£1,392	£474,956	81
276	Babergh	3.51	£968	£330,838	69
277	Maldon	3.51	£1,143	£390,542	46 thin
278	Forest of Dean	3.47	£826	£285,636	75
279	Stratford-on-Avon	3.47	£1,143	£394,858	124
280	Kensington and Chelsea	3.46	£3,629	£1,257,453	74
281	Richmond upon Thames	3.46	£2,318	£802,961	138
282	Ribble Valley	3.44	£816	£284,386	62
283	East Hampshire	3.43	£1,262	£441,112	103
284	East Devon	3.41	£965	£339,474	182
285	South Hams	3.39	£1,009	£357,194	91
286	Herefordshire, County of	3.37	£811	£289,011	156
287	Mole Valley	3.37	£1,548	£551,777	67
288	Melton	3.36	£796	£284,499	39 thin
289	Harborough	3.35	£963	£344,645	89
290	Malvern Hills	3.25	£943	£348,076	69
291	Uttlesford	3.22	£1,286	£478,767	80
292	Waverley	3.15	£1,450	£552,330	105
293	Elmbridge	3.03	£1,867	£739,999	125
294	Derbyshire Dales	2.75	£810	£353,967	66

Download full table (CSV)

Regional breakdown

Rank	Region	Gross yield %	Avg monthly rent	Avg price	Sales volume
1	North East	5.63	£783	£166,943	—
2	North West	5.23	£965	£221,445	—
3	London	5.05	£2,317	£550,037	—
4	Yorkshire and The Humber	4.96	£864	£209,116	—
5	West Midlands	4.95	£974	£236,098	—
6	South West	4.91	£1,236	£302,298	—
7	East of England	4.57	£1,285	£337,518	—
8	East Midlands	4.55	£918	£242,274	—
9	South East	4.47	£1,419	£380,878	—

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) — July 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