Leeds: the market in figures
Leeds has recorded a rise in every year of the series, with no fall at all since 2016. The price began at £165,088 and gained 3.9%, 4.6%, 1.7% and 4.7% across 2017 to 2020. Then came 7.4% in 2021, with 10.9% in 2022, which took it to £227,783. Smaller steps of 1.2%, 1.6%, 2.8% and 2.4% completed the run, and 2026 holds the highest value, £246,385. In total, 2026 stands £81,297, or 49.2%, above 2016. The first-time buyer average of £215,025 is itself above the Yorkshire and The Humber average of £209,266.
The area ranks 70th of 135 and 3rd of 13 in Yorkshire and The Humber. It lies 17.7% above the regional average of £209,266 yet 9.8% under the UK's £273,037. The latest annual rise is 2.4%, against 1.8% for the region.
Flats average £151,317 and terraced houses £205,530; semi-detached homes reach £269,544 and detached ones £449,768. A detached house therefore costs £298,451 more than a flat, or 197.2%. Buyers of a first home pay £215,025 on average, 12.7% under the figure for all buyers, and owe no Stamp Duty Land Tax at that price.
The sales count behind the Leeds figures is 9,628, for the sales window closing in May 2026. Only one neighbour in the fiche costs more: North Yorkshire costs 9.6% more, at £270,080. Kirklees costs 15.4% less at £208,427, and its annual rise of 5.1% is second only to Calderdale's 7.8%. Wakefield (£199,283) is 19.1% lower, Calderdale (£197,651) 19.8% lower and Bradford (£185,297) 24.8% lower.
Leeds sees £2,428 of Stamp Duty Land Tax on a move at the average price, or 1%. An additional property owes £14,747. The HM Land Registry fee is £150.
Wakefield lies nearest, 19 km apart, centre to centre, and Calderdale the furthest at 32 km. Calderdale gained 7.8% and Kirklees 5.1% in the year, Wakefield 2.9%, Bradford 2.1% and North Yorkshire 1.7% trailing.
Payotte, from the UK HPI and the calculator.
Property professionals in Leeds
One firm per trade, selected by Payotte on public data (5 of 5 trades filled in Leeds). Companies, never individuals, with a regulator or register you can check with the official body.
| Trade | Firm | Google rating | Reviews | Score /100 | Status | Listing |
|---|---|---|---|---|---|---|
| Estate agent | Linley & Simpson | 4.2 | 275 | 66 | Partial | View |
| Mortgage adviser | First Mortgage | 4.9 | 163 | 81 | Selected | View |
| Conveyancer | Blacks Solicitors LLP | 4.5 | 1033 | 83 | Selected | View |
| Surveyor | Yorkshire Property Surveyors | 4.9 | 158 | 72 | Selected | View |
| Valuer | Yorkshire Property Surveyors | 4.9 | 158 | 72 | Selected | View |
One firm per trade and per area, chosen on public data and scored out of 100 points — Google reviews (35), age of the company (30), checkable regulator or register (15), local anchoring (15), bonus (5). The ranking is never paid for. No firm can buy its place or its recommendation. How Payotte ranks firms
Calculate for Leeds
Frequently asked questions
What is the average house price in Leeds?
The average price of a home in Leeds was £246,385 in August 2026, +2.4% over twelve months (UK House Price Index).
Have house prices gone up in Leeds?
The average price in Leeds went from £165,088 in August 2016 to £246,385 in August 2026, a change of +49.2%; +2.4% over the last twelve months (UK House Price Index).
How much Stamp Duty Land Tax on an average-priced home in Leeds?
On £246,385, Stamp Duty Land Tax (SDLT) comes to £2,428 for a home mover, £0 for a first-time buyer and £14,747 for an additional property, at the rates in force in England.
How much tax when you sell a home in Leeds?
None on your main home if it was your only home, lived in for all the time you owned it, not let out and not used exclusively for business (Private Residence Relief). A second home or a buy-to-let pays Capital Gains Tax above the £3,000 allowance (2026 to 2027; rates in the calculator above). Bought at the average price in Leeds in August 2016 (£165,088) and sold at the August 2026 average (£246,385), the gain of £81,297 costs a higher rate taxpayer £18,791, before deducting the costs of buying, selling and improving. The tax is reported and paid within 60 days of completion (HMRC).
Is Leeds expensive?
Leeds ranks 70th of the 135 areas Payotte covers for the average price in August 2026, from £1,204,072 in Kensington and Chelsea to £133,782 in City of Aberdeen.
Prices by property type, August 2026
| Type | Average price | Yorkshire and The Humber |
|---|---|---|
| Detached | £449,768 | £346,825 |
| Semi-detached | £269,544 | £215,943 |
| Terraced | £205,530 | £170,540 |
| Flat or maisonette | £151,317 | £127,998 |
| All types | £246,385 | £209,266 |
| First-time buyers | £215,025 | £181,305 |
The UK HPI is a mix-adjusted average (a hedonic model), not the price of the homes sold in the month. Northern Ireland figures are quarterly.
The trend, August of each year
| Year | Average price | Change on the year before |
|---|---|---|
| 2016 | £165,088 | — |
| 2017 | £171,572 | +3.9% |
| 2018 | £179,455 | +4.6% |
| 2019 | £182,578 | +1.7% |
| 2020 | £191,172 | +4.7% |
| 2021 | £205,308 | +7.4% |
| 2022 | £227,783 | +10.9% |
| 2023 | £230,453 | +1.2% |
| 2024 | £234,119 | +1.6% |
| 2025 | £240,604 | +2.8% |
| 2026 | £246,385 | +2.4% |
Sources
- Prices and sales: UK House Price Index, file UK-HPI-full-file-2026-08.csv. Contains HM Land Registry data © Crown copyright and database right 2020. This data is licensed under the Open Government Licence v3.0.
- Purchase tax: rates and sources of the calculator (HMRC).
- Tax when you sell: Capital Gains Tax rates, Tax when you sell your home and Report and pay your Capital Gains Tax (GOV.UK, HMRC).