The average gross rental yield in Leeds is indicatively around 5.6%. That figure comes from a typical Leeds property price of £215,000 and a median monthly rent of £1,000 (West Yorkshire) — i.e. £1,000 × 12 ÷ £215,000 × 100.
Figures are hand-checked against official statistics before publishing, not pulled from a live feed. How these figures are sourced and checked.
Want your own numbers? Open the rental yield calculator pre-filled with Leeds figures — it's free, and you can adjust the price, rent and costs to match a specific property.
Gross yields vary a lot by property size. Using Leeds's £215,000 average price against the median rent for each property size gives an indicative gross yield:
| Bedrooms | Median monthly rent | Indicative gross yield |
|---|---|---|
| 1 bed | £775 | 4.3% |
| 2 beds | £1,000 | 5.6% |
| 3 beds | £1,250 | 7.0% |
| 4 beds | £1,650 | 9.2% |
West Yorkshire medians, VOA/ONS Private Rental Market Statistics & HM Land Registry UK House Price Index (2024).
At around 5.6%, Leeds's indicative gross yield sits below the roughly 6.2% UK average — common in higher-price areas, where investors often weigh yield against expected capital growth. Remember that net yield — after mortgage, maintenance, agency fees, insurance and other costs — is what really matters, and our calculator works that out too.
Ready to run the numbers? Calculate Leeds rental yield now.
The median monthly rent in Leeds is around £1,000, with £775 for a 1-bedroom and £1,650 for a 4-bedroom. Figures are medians for the wider West Yorkshire area (2024), not a specific property.
The indicative gross rental yield in Leeds is around 5.6%, against a UK average of roughly 6.2%. That is a gross figure: annual rent as a percentage of the purchase price, before any costs are deducted.
It depends on what you are optimising for. Leeds's indicative gross yield of 5.6% sits below the roughly 6.2% UK average, which happens where prices have run ahead of rents and investors are weighing yield against expected capital growth. Net yield - after mortgage, maintenance, agency fees and insurance - is what you actually keep, so run your own costs through the calculator before committing.
A 2-bedroom property in Leeds lets for a median of £1,000 a month. Against the £215,000 average price that is an indicative gross yield of 5.6% before any costs.
See gross and net yield on any Zoopla, Rightmove, OnTheMarket or PrimeLocation listing — without leaving the page. It also works out monthly cash flow and cash-on-cash return from your rent, costs and mortgage.
Rents and prices are medians and averages for the wider West Yorkshire area, not a specific property. Always check current listings and get professional advice before investing. See how these figures are sourced and checked.