Average house price in Leeds 2026: a postcode breakdown

The typical home in Leeds sold for £247,000 in 2025, based on 9,514 standard residential sales recorded by HM Land Registry. That is the median — the middle of every sale, the figure most buyers actually transact around. The mean (simple average) was higher, at £286,387, pulled up by a long tail of high-value sales in north Leeds and the Wharfedale villages.

The gap between those two numbers is the first thing worth understanding before reading any "average price" headline.

Median vs mean: why the two figures differ

A handful of large sales drag the mean upward; the median ignores them and sits at the genuine midpoint. For day-to-day buyers, the median is the more useful anchor.

Figures cover detached, semi-detached, terraced and flat sales coded as standard residential transactions; data fetched 17 June 2026.

Leeds against the rest of West Yorkshire

Leeds is the most expensive of the five West Yorkshire metropolitan boroughs to buy into — but the gap to the cheapest, Bradford, is just 1.34x. That is a far tighter spread than London (roughly 3x between its priciest and cheapest boroughs) or even the West Midlands (1.5x).

Source: HM Land Registry Price Paid Data, standard residential sales 2025.

A twist on the council tax bill

Here is where Leeds breaks the usual "expensive area means expensive everything" assumption. Despite being the priciest West Yorkshire borough to buy in, Leeds also has the cheapest Band D council tax in the county for 2026-27, at £2,283.73. The most expensive, Kirklees, charges £2,441.07 — about £157 a year more for the same band.

Source: gov.uk council tax statistics, 2026-27. Council tax is set per band by each authority; the band of a specific home depends on its 1991 valuation, not its current price.

Leeds prices by postcode district

Within the city, the LS postcode districts span from about £155,000 to £425,000 — a 2.7x range. The priciest sit in the affluent northern and Wharfedale belt; the most affordable cluster in the inner-south and east. The table below covers districts with at least 80 sales in 2025 for statistical reliability.

Source: HM Land Registry, 2025. Note that postcode districts do not map cleanly onto council boundaries: LS29 (Ilkley) falls within Bradford Metropolitan District, and LS23 (Boston Spa) and LS24 (Tadcaster) edge into North Yorkshire, so their figures reflect those areas rather than Leeds City Council itself.

You can see the recorded sale history and full running-cost picture for any individual street using the Leeds postcode lookup — enter any LS postcode to see what was actually paid.

A house market, not a flat market

Split by property type, Leeds looks structurally different from Manchester. Houses — detached, semi-detached and terraced — made up about 87% of 2025 sales, with semis the single largest segment. Flats were a small minority. That is the opposite of central Manchester, where flats are the largest segment by volume, and broadly matches the house-heavy pattern seen in Birmingham.

Source: HM Land Registry Price Paid Data, 2025.

How prices have moved

The raw median rose from £240,000 in 2024 to £247,000 in 2025 — about 2.9%. Raw medians are sensitive to the mix of what sold in a given year, so they are not a clean measure of price growth on their own. As a cross-check, the ONS UK House Price Index — which adjusts for that mix — showed the West Yorkshire index rising from 105.7 in March 2025 to 108.6 in March 2026, a gain of about 2.7%. The two measures broadly agree, which gives more confidence the rise reflects real movement rather than a change in what sold.

For wider context, the same index showed the UK as a whole essentially flat over the period (102.7 to 102.8), and the broader Yorkshire and The Humber region roughly steady (108.6 to 108.4). These are published index movements as of the March 2026 release, not a forecast.

The cost of buying at the Leeds median

Buying at £247,000 carries costs beyond the price tag. The figures below are worked examples using published rules and the current Bank of England quoted rate — your own numbers will depend on your lender, deposit and circumstances.

• Stamp duty (SDLT). A home mover buying their only property at £247,000 would pay £2,440 in stamp duty — an effective rate of 0.99% (HMRC, 2026). A first-time buyer buying their main residence pays £0, because the price sits below the £300,000 first-time-buyer nil-rate threshold. A buyer of an additional property (a second home or buy-to-let) would pay the standard charge plus the 5% surcharge on the full price — roughly £14,790 in total. You can run any price through the stamp duty calculator.
• Mortgage. With a 25% deposit (£61,750), a £185,250 mortgage at the Bank of England's most recent quoted 75% LTV five-year fixed rate of 4.32% (April 2026) over 25 years works out at approximately £1,011 a month, with about £118,003 of interest over the full term. Try other deposit and term combinations in the mortgage calculator.
• Council tax. Band D in Leeds is £2,283.73 for 2026-27 — the cheapest in West Yorkshire (see above).
• Energy. Across roughly 226,900 domestic Energy Performance Certificates on record for Leeds, about 30% are rated C or above and 70% sit at band D or below. That is a narrower efficiency gap than Birmingham (78% at D or below) but wider than central Manchester (66%) — a reminder that older terraced stock carries higher running costs. (EPC-modelled running costs use dated assumptions and are directional rather than a precise bill.)

Leeds in the national picture

Set against the other major city medians published here, Leeds sits firmly in the affordable half of England's big cities — cheaper than London by more than 2x, and broadly level with Manchester and Birmingham.

Source: HM Land Registry, 2025 standard residential sales, city local authorities.

See the true cost for any Leeds street

Headline averages hide a lot. The same £247,000 buys very different homes — and very different running costs — in Wetherby versus Beeston. To see what was actually paid on any street, plus the all-in monthly cost of buying there, search a postcode on Homecost, compare the full £250,000 cost-of-buying breakdown, or browse the rest of the regional price guides.

This article is general information based on published data, not financial, tax or mortgage advice. Speak to a qualified adviser before acting.

Based on 9,514 HM Land Registry transactions, the ONS UK House Price Index, and 2026-27 council tax data. See more Homecost guides.