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

294Local authorities covered

4.45Median gross yield %

Newcastle upon Tyne — 6.90%Highest gross yield

Derbyshire Dales — 2.88%Lowest gross yield

6Thin-flagged

0Excluded

Highest gross yields

1Newcastle upon Tyne£1,215 / £211,2556.90%
2Portsmouth£1,368 / £245,9546.67%
3Tower Hamlets£2,453 / £447,9506.57%
4Manchester£1,373 / £256,7606.42%
5Nottingham£1,014 / £189,5476.42%
6Southampton£1,257 / £235,7296.40%
7Bristol, City of£1,883 / £353,5966.39%
8Salford£1,170 / £223,3236.29%
9Blackpool£719 / £138,0656.25%
10Lincoln£942 / £182,2946.20%

Lowest gross yields

284Herefordshire, County of£821 / £291,4953.38%
286Mole Valley£1,551 / £552,3443.37%
287South Hams£1,012 / £360,6163.37%
288East Devon£968 / £345,2563.36%
289Forest of Dean£828 / £296,8073.35%
290Uttlesford£1,289 / £468,1663.30%
291Malvern Hills£946 / £349,5503.25%
292Waverley£1,459 / £559,3063.13%
293Elmbridge£1,891 / £735,5483.09%
294Derbyshire Dales£819 / £341,7762.88%

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, August 2026. theukpropertyportal.co.uk/rental-yield-index/2026-08. 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	6.90	£1,215	£211,255	193
2	Portsmouth	6.67	£1,368	£245,954	157
3	Tower Hamlets	6.57	£2,453	£447,950	118
4	Manchester	6.42	£1,373	£256,760	278
5	Nottingham	6.42	£1,014	£189,547	182
6	Southampton	6.40	£1,257	£235,729	166
7	Bristol, City of	6.39	£1,883	£353,596	364
8	Salford	6.29	£1,170	£223,323	209
9	Blackpool	6.25	£719	£138,065	119
10	Lincoln	6.20	£942	£182,294	94
11	Gateshead	6.18	£804	£156,036	159
12	Kingston upon Hull, City of	6.10	£694	£136,593	193
13	Norwich	6.02	£1,142	£227,535	148
14	Newham	5.96	£1,928	£388,045	110
15	Middlesbrough	5.86	£698	£142,868	84
16	Gosport	5.84	£1,169	£240,093	72
17	Liverpool	5.81	£913	£188,427	267
18	Harlow	5.75	£1,521	£317,453	59
19	Sunderland	5.74	£707	£147,763	182
20	Stoke-on-Trent	5.72	£715	£150,112	147
21	Gloucester	5.63	£1,116	£237,705	101
22	Birmingham	5.62	£1,099	£234,867	538
23	Lambeth	5.61	£2,525	£540,198	207
24	Stevenage	5.59	£1,440	£309,123	55
25	Leeds	5.58	£1,145	£246,385	607
26	Bath and North East Somerset	5.57	£1,885	£406,084	160
27	South Tyneside	5.55	£743	£160,518	84
28	Burnley	5.54	£631	£136,703	92
29	County Durham	5.54	£650	£140,788	456
30	Dartford	5.52	£1,575	£342,167	103
31	Sandwell	5.52	£953	£207,065	147
32	Barking and Dagenham	5.51	£1,698	£369,881	69
33	Eastbourne	5.49	£1,169	£255,642	98
34	Exeter	5.47	£1,318	£289,403	85
35	Hyndburn	5.44	£648	£142,964	56
36	Bournemouth, Christchurch and Poole	5.41	£1,398	£310,176	363
37	Leicester	5.41	£1,023	£226,881	142
38	Plymouth	5.40	£1,004	£223,229	241
39	Reading	5.39	£1,574	£350,501	130
40	Crawley	5.38	£1,488	£332,097	71
41	Knowsley	5.38	£858	£191,550	83
42	Boston	5.37	£806	£180,174	49 thin
43	Coventry	5.37	£1,020	£227,721	203
44	Slough	5.37	£1,565	£349,397	56
45	Watford	5.37	£1,829	£408,659	70
46	Blackburn with Darwen	5.33	£714	£160,727	107
47	Brighton and Hove	5.31	£1,808	£408,240	238
48	Ipswich	5.28	£995	£226,175	92
49	Redcar and Cleveland	5.28	£644	£146,259	101
50	North East Lincolnshire	5.27	£643	£146,370	164
51	Bolton	5.26	£894	£203,951	190
52	Islington	5.26	£2,868	£654,286	106
53	Wolverhampton	5.25	£945	£215,801	115
54	Peterborough	5.24	£1,012	£231,634	129
55	South Gloucestershire	5.24	£1,464	£335,572	282
56	Tameside	5.24	£931	£213,026	140
57	Southwark	5.22	£2,474	£569,160	153
58	Oldham	5.20	£942	£217,214	102
59	Worthing	5.20	£1,297	£299,075	114
60	St. Helens	5.19	£807	£186,445	145
61	Thurrock	5.18	£1,380	£319,969	124
62	Darlington	5.17	£689	£159,770	99
63	Greenwich	5.17	£1,995	£462,868	157
64	Hackney	5.15	£2,658	£619,408	101
65	Pendle	5.15	£670	£156,011	91
66	Luton	5.13	£1,222	£285,800	108
67	Mansfield	5.13	£790	£184,895	73
68	Sheffield	5.13	£931	£217,603	308
69	Stockton-on-Tees	5.11	£735	£172,698	194
70	Walsall	5.11	£924	£216,878	147
71	Rushmoor	5.09	£1,385	£326,799	74
72	Sefton	5.09	£938	£221,105	201
73	Hastings	5.06	£1,007	£238,780	72
74	Preston	5.04	£790	£188,103	94
75	Ashfield	5.03	£795	£189,498	79
76	North Tyneside	5.00	£857	£205,554	202
77	Thanet	5.00	£1,118	£268,549	121
78	Swindon	4.99	£1,096	£263,685	222
79	Milton Keynes	4.98	£1,344	£323,868	226
80	Torbay	4.98	£920	£221,469	128
81	Medway	4.97	£1,232	£297,757	235
82	Great Yarmouth	4.93	£841	£204,630	76
83	Oxford	4.93	£1,963	£478,080	100
84	Derby	4.91	£860	£210,076	194
85	Hartlepool	4.90	£558	£136,625	69
86	Nuneaton and Bedworth	4.90	£925	£226,730	86
87	Broxbourne	4.88	£1,685	£414,692	77
88	Colchester	4.88	£1,197	£294,210	182
89	Rochdale	4.86	£855	£211,022	153
90	Lancaster	4.85	£823	£203,781	117
91	Tendring	4.85	£1,053	£260,636	156
92	Wakefield	4.85	£806	£199,283	269
93	Barnsley	4.83	£696	£173,053	220
94	Rossendale	4.83	£811	£201,483	58
95	Bradford	4.82	£745	£185,297	393
96	Doncaster	4.82	£694	£172,770	253
97	Southend-on-Sea	4.81	£1,306	£326,132	136
98	Newcastle-under-Lyme	4.80	£833	£208,269	83
99	West Suffolk	4.80	£1,183	£295,860	135
100	Croydon	4.79	£1,582	£396,718	216
101	Bury	4.78	£969	£243,107	163
102	Oadby and Wigston	4.77	£1,024	£257,504	45 thin
103	Tamworth	4.76	£925	£232,956	53
104	Halton	4.74	£749	£189,435	78
105	Redditch	4.74	£976	£247,042	71
106	Cumberland	4.73	£681	£172,654	265
107	Wyre	4.72	£743	£188,833	96
108	North Northamptonshire	4.71	£992	£252,884	341
109	Folkestone and Hythe	4.68	£1,178	£302,106	120
110	Gravesham	4.68	£1,336	£342,498	79
111	Basildon	4.67	£1,424	£366,218	134
112	Eastleigh	4.66	£1,214	£312,753	132
113	Telford and Wrekin	4.66	£861	£221,853	128
114	Isle of Wight	4.65	£951	£245,670	141
115	Wirral	4.65	£859	£221,673	266
116	Bolsover	4.62	£706	£183,198	69
117	Enfield	4.62	£1,827	£474,855	138
118	North Somerset	4.62	£1,209	£314,307	194
119	Solihull	4.62	£1,279	£332,022	189
120	Spelthorne	4.62	£1,696	£440,812	87
121	Arun	4.61	£1,231	£320,505	152
122	Cheltenham	4.61	£1,261	£328,178	113
123	Wigan	4.61	£746	£194,393	237
124	York	4.61	£1,199	£311,865	195
125	Cambridge	4.60	£1,805	£470,360	58
126	Calderdale	4.59	£756	£197,651	158
127	Chelmsford	4.58	£1,439	£376,682	151
128	Erewash	4.58	£834	£218,506	97
129	Canterbury	4.57	£1,280	£336,427	130
130	Wandsworth	4.55	£2,632	£694,210	218
131	Worcester	4.55	£977	£257,871	79
132	South Ribble	4.54	£805	£212,563	98
133	Fylde	4.53	£870	£230,340	78
134	Rugby	4.52	£1,049	£278,324	113
135	Lewisham	4.51	£1,829	£486,416	166
136	Swale	4.51	£1,114	£296,578	124
137	Broxtowe	4.50	£942	£251,231	96
138	Cannock Chase	4.50	£867	£231,333	72
139	Fenland	4.50	£842	£224,770	101
140	Kirklees	4.50	£782	£208,427	300
141	Chesterfield	4.49	£758	£202,519	91
142	Hammersmith and Fulham	4.49	£2,825	£754,825	107
143	West Northamptonshire	4.49	£1,084	£289,726	387
144	Bracknell Forest	4.48	£1,462	£391,521	104
145	East Staffordshire	4.48	£858	£229,876	103
146	Adur	4.46	£1,410	£378,990	50
147	Bexley	4.45	£1,537	£414,833	135
148	Hounslow	4.44	£1,952	£528,051	132
149	Woking	4.44	£1,620	£437,628	92
150	Gedling	4.43	£904	£245,028	97
151	Chorley	4.42	£798	£216,624	103
152	Braintree	4.41	£1,213	£330,089	148
153	Maidstone	4.41	£1,297	£352,878	150
154	Tonbridge and Malling	4.41	£1,489	£405,507	115
155	Cherwell	4.40	£1,304	£355,981	121
156	Cheshire West and Chester	4.40	£991	£270,534	329
157	Dudley	4.40	£858	£233,819	191
158	Ashford	4.39	£1,248	£340,991	116
159	North Warwickshire	4.39	£982	£268,337	57
160	Cornwall	4.37	£1,000	£274,570	513
161	Brent	4.35	£2,014	£555,687	99
162	North Lincolnshire	4.35	£653	£180,345	163
163	Dover	4.33	£1,021	£282,945	91
164	Hinckley and Bosworth	4.33	£934	£258,960	102
165	Havant	4.32	£1,151	£319,869	102
166	Somerset	4.32	£1,016	£282,498	467
167	Westminster	4.32	£3,196	£887,206	104
168	Rotherham	4.31	£686	£191,052	197
169	Ealing	4.29	£2,109	£589,875	145
170	Redbridge	4.28	£1,726	£484,378	120
171	Lewes	4.27	£1,333	£374,305	101
172	Bedford	4.26	£1,173	£330,462	132
173	Charnwood	4.26	£960	£270,351	181
174	Camden	4.24	£2,819	£798,486	104
175	Castle Point	4.24	£1,262	£357,241	72
176	Dacorum	4.24	£1,594	£450,935	125
177	King's Lynn and West Norfolk	4.24	£941	£266,248	123
178	Westmorland and Furness	4.24	£816	£231,161	254
179	Wyre Forest	4.24	£825	£233,740	75
180	High Peak	4.23	£937	£265,635	75
181	Central Bedfordshire	4.22	£1,250	£355,263	282
182	Fareham	4.22	£1,176	£334,303	112
183	Havering	4.22	£1,565	£444,572	171
184	West Lindsey	4.22	£741	£210,754	117
185	Basingstoke and Deane	4.21	£1,309	£373,551	193
186	Haringey	4.21	£2,219	£633,221	100
187	Stockport	4.21	£1,119	£319,016	265
188	Merton	4.18	£2,172	£623,791	120
189	Breckland	4.17	£928	£266,835	119
190	Epping Forest	4.17	£1,844	£530,653	85
191	Trafford	4.17	£1,369	£393,897	177
192	Rother	4.16	£1,165	£335,680	88
193	Warrington	4.16	£899	£259,224	186
194	Newark and Sherwood	4.15	£818	£236,524	99
195	Stafford	4.15	£901	£260,446	123
196	Amber Valley	4.13	£799	£232,141	124
197	Bassetlaw	4.13	£727	£211,488	94
198	Huntingdonshire	4.13	£1,057	£306,954	174
199	South Holland	4.11	£775	£226,156	99
200	Blaby	4.08	£998	£293,412	81
201	North Kesteven	4.08	£824	£242,384	133
202	South Derbyshire	4.08	£882	£259,537	126
203	North Hertfordshire	4.07	£1,434	£422,835	104
204	Sutton	4.07	£1,556	£458,954	122
205	Welwyn Hatfield	4.07	£1,512	£446,043	75
206	East Lindsey	4.06	£704	£208,075	112
207	Tunbridge Wells	4.06	£1,533	£452,845	73
208	Reigate and Banstead	4.05	£1,640	£485,856	139
209	Sevenoaks	4.05	£1,809	£535,810	93
210	Tewkesbury	4.05	£1,093	£323,497	88
211	East Hertfordshire	4.03	£1,533	£455,973	108
212	Runnymede	4.03	£1,586	£472,507	86
213	Harrow	4.01	£1,778	£532,173	77
214	Horsham	4.01	£1,474	£441,491	132
215	Warwick	4.01	£1,241	£370,924	151
216	West Lancashire	4.01	£805	£240,850	109
217	West Berkshire	4.00	£1,338	£401,830	110
218	Winchester	3.99	£1,508	£453,188	108
219	Test Valley	3.98	£1,235	£372,289	91
220	Waltham Forest	3.98	£1,763	£532,212	134
221	Wealden	3.98	£1,262	£380,679	192
222	Hertsmere	3.97	£1,829	£553,008	65
223	Wiltshire	3.96	£1,082	£328,102	449
224	East Riding of Yorkshire	3.95	£724	£219,871	320
225	Mid Sussex	3.95	£1,423	£431,904	141
226	Barnet	3.94	£1,949	£592,892	163
227	Surrey Heath	3.94	£1,503	£457,981	86
228	Vale of White Horse	3.94	£1,352	£411,712	100
229	Hillingdon	3.91	£1,570	£482,137	156
230	Northumberland	3.91	£695	£213,113	300
231	Lichfield	3.90	£1,103	£339,176	81
232	Staffordshire Moorlands	3.89	£728	£224,481	58
233	Bromley	3.88	£1,684	£520,253	235
234	New Forest	3.88	£1,244	£384,564	172
235	North West Leicestershire	3.88	£914	£282,397	99
236	Tandridge	3.88	£1,637	£506,774	53
237	Guildford	3.87	£1,736	£537,660	91
238	Teignbridge	3.87	£961	£298,159	105
239	Dorset	3.86	£1,056	£328,589	340
240	Rochford	3.85	£1,300	£405,340	66
241	South Cambridgeshire	3.83	£1,408	£441,410	98
242	South Norfolk	3.83	£981	£307,735	124
243	South Kesteven	3.82	£845	£265,305	131
244	Rushcliffe	3.81	£1,047	£329,528	96
245	Cheshire East	3.79	£985	£311,897	399
246	Mid Suffolk	3.79	£1,005	£317,979	84
247	North Yorkshire	3.77	£849	£270,080	588
248	West Oxfordshire	3.76	£1,305	£416,123	89
249	North East Derbyshire	3.75	£791	£253,012	85
250	Rutland	3.75	£961	£307,406	27 thin
251	Chichester	3.73	£1,333	£428,364	116
252	Brentwood	3.72	£1,620	£522,672	81
253	South Staffordshire	3.72	£958	£308,695	66
254	Buckinghamshire	3.71	£1,475	£477,450	401
255	Three Rivers	3.71	£1,826	£590,232	63
256	Windsor and Maidenhead	3.70	£1,800	£583,688	105
257	Kensington and Chelsea	3.68	£3,690	£1,204,072	74
258	Mid Devon	3.68	£878	£285,982	58
259	East Cambridgeshire	3.66	£1,038	£340,059	74
260	East Suffolk	3.64	£842	£277,949	241
261	Kingston upon Thames	3.64	£1,811	£597,587	103
262	North Norfolk	3.63	£865	£286,315	103
263	North Devon	3.62	£846	£280,441	98
264	Broadland	3.59	£938	£313,806	124
265	Hart	3.59	£1,414	£472,755	102
266	Bromsgrove	3.58	£992	£332,683	78
267	Epsom and Ewell	3.58	£1,690	£566,163	62
268	Wokingham	3.58	£1,466	£491,944	155
269	South Oxfordshire	3.57	£1,402	£471,427	81
270	Shropshire	3.56	£823	£277,521	327
271	Wychavon	3.55	£954	£322,210	109
272	Torridge	3.54	£789	£267,174	50
273	West Devon	3.54	£846	£286,921	45 thin
274	St Albans	3.53	£1,931	£655,974	133
275	Stroud	3.53	£1,041	£353,416	92
276	Cotswold	3.52	£1,252	£426,296	90
277	Babergh	3.50	£965	£331,207	69
278	Stratford-on-Avon	3.48	£1,149	£396,711	124
279	Maldon	3.47	£1,139	£393,909	46 thin
280	Ribble Valley	3.45	£818	£284,529	62
281	East Hampshire	3.44	£1,262	£440,599	103
282	Richmond upon Thames	3.44	£2,333	£813,931	138
283	Harborough	3.42	£973	£341,706	89
284	Herefordshire, County of	3.38	£821	£291,495	156
285	Melton	3.38	£806	£286,469	39 thin
286	Mole Valley	3.37	£1,551	£552,344	67
287	South Hams	3.37	£1,012	£360,616	91
288	East Devon	3.36	£968	£345,256	182
289	Forest of Dean	3.35	£828	£296,807	75
290	Uttlesford	3.30	£1,289	£468,166	80
291	Malvern Hills	3.25	£946	£349,550	69
292	Waverley	3.13	£1,459	£559,306	105
293	Elmbridge	3.09	£1,891	£735,548	125
294	Derbyshire Dales	2.88	£819	£341,776	66

Download full table (CSV)

Regional breakdown

Rank	Region	Gross yield %	Avg monthly rent	Avg price	Sales volume
1	North East	5.71	£788	£165,640	—
2	North West	5.28	£969	£220,393	—
3	London	5.05	£2,332	£554,430	—
4	West Midlands	4.99	£982	£236,039	—
5	Yorkshire and The Humber	4.96	£865	£209,266	—
6	South West	4.91	£1,245	£304,139	—
7	East of England	4.58	£1,289	£337,848	—
8	East Midlands	4.57	£922	£241,955	—
9	South East	4.50	£1,426	£379,953	—

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 21 October 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) — August 2026
← Rent input: ONS (Price Index of Private Rents), as at 21 October 2026
← Price input: HM Land Registry (UK House Price Index), as at 23 October 2026