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Do the numbers work? Rents and yields, the HMO planning rules, growth and what owners made, and the council's letting picture.
| Typical private rent in Leeds | A month | A year |
|---|---|---|
| All homes | £1,145 | £13,740 |
| 1 bedroom | £782 | £9,384 |
| 2 bedrooms | £975 | £11,700 |
| 3 bedrooms | £1,138 | £13,656 |
| 4+ bedrooms | £1,690 | £20,280 |
The council's typical rent against the typical home here (£179k): a gross yield of about 7.7%.
| Leeds City Centre | Leeds | England and Wales | |
|---|---|---|---|
| Housing allowance yield (%) | 5.0 | 4.1 | 3.2 |
| Rented privately | 71% | 22% | 20% |
| Homes ever let | 59% | 21% | 18% |
| Residents per home | 1.3 | 2.3 | 2.3 |
| Homes owned by companies | 17% | 6% | 4% |
| Homes bought by companies since 2021 | 387 | 33 | 34 |
ONS private rents (council, 2026-08); Local Housing Allowance (VOA). Gross yields are before costs, voids and tax.
Leeds has HMO Article 4 areas. 36% of its postcodes are inside one, where turning a house into a small HMO (3 to 6 sharers) needs planning permission.
| Leeds City Centre | Leeds | England and Wales | |
|---|---|---|---|
| Postcodes under an Article 4 direction | 100% | 39% | 16% |
planning.data.gov.uk (Article 4 directions). Whether one address is inside an HMO area is on its postcode's Investing page. HMO Article 4 map · About HMOs
| Leeds City Centre | Leeds | England and Wales | |
|---|---|---|---|
| Population change, 2021–2024 | +53% | +4% | +4% |
| Homes added, 2021–2024 | +38% | +3% | +3% |
| People added per new home, 2021–2024 | 1.6 | 7.0 | 5.1 |
| Housing pressure vs region | -0.8 | -0.9 | -0.3 |
Like-for-like (repeat-sales) index, HM Land Registry. What owners made when they sold, by area and how long they held.
MHCLG council tax base (England), Ministry of Justice repossessions, ONS short-term lets.
Yields, prices, growth, renting and Article 4 cover, side by side.
Sort by any column; open a neighbourhood for the same view.
Deal calculator (buy-to-let, HMO, flip, BRRR) · Opportunity finder · What owners made · Councils compared · Strategy guides
Local Housing Allowance, Leeds rental area, 2026-27, a month: Shared room £348 · 1 bed £675 · 2 beds £775 · 3 beds £850 · 4 beds £1,200. The most a tenant on Universal Credit or Housing Benefit gets towards rent here, set at the cheapest 30% of local rents in 2023 and frozen since April 2024.
Gross LHA yields at this neighbourhood's 2025 prices: 1-bed rate vs flats 4.38% · 2-bed vs terraced houses 1.09%.