Average Rental Yields by Area

Gross rental yields for 316 local authorities in England and Wales, computed from official ONS average rents (August 2026) and HM Land Registry average prices (July 2026).

Yields are pre-tax. Filter by region or price, switch to net yield and cashflow, or click an area for rents by bedrooms, prices by property type, and a prefilled net-yield calculation.

Average rental yield in England and Wales

The typical local authority has a gross yield of 4.4% and a net yield of 3.4% after letting fees, repairs and voids. Median of 316 areas, before tax and mortgage; rents August 2026, prices July 2026.

Median gross and net rental yield by region, August 2026
Region	Gross	Net	Highest area (gross)
North East	5.4%	4.1%	Newcastle upon Tyne 7.0%
North West	4.9%	3.7%	Manchester 6.5%
Yorkshire and The Humber	4.8%	3.6%	Kingston upon Hull, City of 6.1%
West Midlands	4.5%	3.4%	Stoke-on-Trent 5.8%
London	4.4%	3.3%	Tower Hamlets 6.6%
South East	4.4%	3.3%	Portsmouth 6.5%
Wales	4.4%	3.3%	Merthyr Tydfil 5.8%
East Midlands	4.3%	3.3%	Nottingham 6.4%
East of England	4.2%	3.2%	Norwich 6.1%
South West	4.2%	3.2%	Bristol, City of 6.4%

Gross is only half the story. The Net Yield Index takes off letting fees, repairs and voids, and shows which areas still cover a mortgage. See the index →

Show

Region

Average price

Sort by

Showing 316 of 316 areas

National rank by gross yield	Area	Avg rent (pcm)	Avg price	Gross yield
1	Newcastle upon TyneNorth East	£1,215	£207,547	7.0%
2	Tower HamletsLondon	£2,453	£447,796	6.6%
3	PortsmouthSouth East	£1,368	£251,220	6.5%
4	ManchesterNorth West	£1,373	£252,309	6.5%
5	NottinghamEast Midlands	£1,014	£190,200	6.4%
6	Bristol, City ofSouth West	£1,883	£352,262	6.4%
7	SouthamptonSouth East	£1,257	£235,977	6.4%
8	BlackpoolNorth West	£719	£137,386	6.3%
9	GatesheadNorth East	£804	£155,550	6.2%
10	Kingston upon Hull, City ofYorkshire and The Humber	£694	£135,511	6.1%
11	NorwichEast of England	£1,142	£224,323	6.1%
12	SalfordNorth West	£1,170	£229,462	6.1%
13	LincolnEast Midlands	£942	£187,079	6.0%
14	MiddlesbroughNorth East	£698	£140,909	5.9%
15	NewhamLondon	£1,928	£390,349	5.9%
16	Stoke-on-TrentWest Midlands	£715	£147,377	5.8%
17	GosportSouth East	£1,169	£240,696	5.8%
18	LiverpoolNorth West	£913	£189,036	5.8%
19	SunderlandNorth East	£707	£147,114	5.8%
20	Merthyr TydfilWales	£754	£156,721	5.8%
21	HarlowEast of England	£1,521	£319,860	5.7%
22	Blaenau GwentWales	£681	£144,294	5.7%
23	SloughSouth East	£1,565	£335,759	5.6%
24	County DurhamNorth East	£650	£140,447	5.6%
25	ExeterSouth West	£1,318	£282,696	5.6%
26	GloucesterSouth West	£1,116	£240,718	5.6%
27	BurnleyNorth West	£631	£135,012	5.6%
28	BirminghamWest Midlands	£1,099	£234,257	5.6%
29	SandwellWest Midlands	£953	£205,830	5.6%
30	LambethLondon	£2,525	£536,623	5.6%
31	Bath and North East SomersetSouth West	£1,885	£409,045	5.5%
32	EastbourneSouth East	£1,169	£254,636	5.5%
33	HyndburnNorth West	£648	£141,430	5.5%
34	BostonEast Midlands	£806	£177,438	5.5%
35	StevenageEast of England	£1,440	£316,210	5.5%
36	KnowsleyNorth West	£858	£188,527	5.5%
37	South TynesideNorth East	£743	£161,559	5.5%
38	LeedsYorkshire and The Humber	£1,145	£247,695	5.5%
39	Rhondda Cynon TafWales	£754	£164,192	5.5%
40	LeicesterEast Midlands	£1,023	£227,322	5.4%
41	PlymouthSouth West	£1,004	£223,161	5.4%
42	ReadingSouth East	£1,574	£349,550	5.4%
43	Bournemouth, Christchurch and PooleSouth West	£1,398	£310,094	5.4%
44	WatfordEast of England	£1,829	£404,299	5.4%
45	DartfordSouth East	£1,575	£347,773	5.4%
46	IpswichEast of England	£995	£221,445	5.4%
47	CrawleySouth East	£1,488	£332,384	5.4%
48	CoventryWest Midlands	£1,020	£227,679	5.4%
49	Barking and DagenhamLondon	£1,698	£375,604	5.4%
50	Brighton and HoveSouth East	£1,808	£408,948	5.3%
51	PendleNorth West	£670	£152,798	5.3%
52	TamesideNorth West	£931	£209,723	5.3%
53	HackneyLondon	£2,658	£605,729	5.3%
54	Stockton-on-TeesNorth East	£735	£170,029	5.2%
55	DarlingtonNorth East	£689	£159,988	5.2%
56	Blackburn with DarwenNorth West	£714	£165,131	5.2%
57	North East LincolnshireYorkshire and The Humber	£643	£147,727	5.2%
58	PeterboroughEast of England	£1,012	£234,690	5.2%
59	WorthingSouth East	£1,297	£297,200	5.2%
60	BoltonNorth West	£894	£204,379	5.2%
61	OldhamNorth West	£942	£217,171	5.2%
62	St. HelensNorth West	£807	£185,154	5.2%
63	GreenwichLondon	£1,995	£462,589	5.2%
64	SouthwarkLondon	£2,474	£572,478	5.2%
65	CardiffWales	£1,177	£272,252	5.2%
66	TorfaenWales	£862	£199,184	5.2%
67	Redcar and ClevelandNorth East	£644	£151,341	5.1%
68	South GloucestershireSouth West	£1,464	£341,833	5.1%
69	LutonEast of England	£1,222	£284,946	5.1%
70	ThurrockEast of England	£1,380	£321,941	5.1%
71	HastingsSouth East	£1,007	£238,757	5.1%
72	RushmoorSouth East	£1,385	£326,771	5.1%
73	MansfieldEast Midlands	£790	£185,870	5.1%
74	WalsallWest Midlands	£924	£215,329	5.1%
75	WolverhamptonWest Midlands	£945	£220,559	5.1%
76	SheffieldYorkshire and The Humber	£931	£219,713	5.1%
77	IslingtonLondon	£2,868	£674,592	5.1%
78	DerbyEast Midlands	£860	£207,250	5.0%
79	TorbaySouth West	£920	£222,118	5.0%
80	SwindonSouth West	£1,096	£263,611	5.0%
81	MedwaySouth East	£1,232	£298,547	5.0%
82	ThanetSouth East	£1,118	£269,708	5.0%
83	PrestonNorth West	£790	£188,629	5.0%
84	AshfieldEast Midlands	£795	£190,179	5.0%
85	OxfordSouth East	£1,963	£471,667	5.0%
86	SeftonNorth West	£938	£224,289	5.0%
87	North TynesideNorth East	£857	£205,744	5.0%
88	SwanseaWales	£852	£205,383	5.0%
89	NewportWales	£959	£229,200	5.0%
90	HartlepoolNorth East	£558	£136,894	4.9%
91	Milton KeynesSouth East	£1,344	£330,419	4.9%
92	TendringEast of England	£1,053	£259,568	4.9%
93	BroxbourneEast of England	£1,685	£411,689	4.9%
94	LancasterNorth West	£823	£202,966	4.9%
95	RossendaleNorth West	£811	£199,759	4.9%
96	Oadby and WigstonEast Midlands	£1,024	£251,253	4.9%
97	Nuneaton and BedworthWest Midlands	£925	£228,142	4.9%
98	RochdaleNorth West	£855	£209,389	4.9%
99	BradfordYorkshire and The Humber	£745	£182,766	4.9%
100	WakefieldYorkshire and The Humber	£806	£199,347	4.9%
101	CroydonLondon	£1,582	£390,041	4.9%
102	Neath Port TalbotWales	£690	£168,082	4.9%
103	Southend-on-SeaEast of England	£1,306	£328,383	4.8%
104	CumberlandNorth West	£681	£170,966	4.8%
105	ColchesterEast of England	£1,197	£297,824	4.8%
106	Great YarmouthEast of England	£841	£209,114	4.8%
107	Newcastle-under-LymeWest Midlands	£833	£209,112	4.8%
108	TamworthWest Midlands	£925	£229,251	4.8%
109	RedditchWest Midlands	£976	£245,573	4.8%
110	West SuffolkEast of England	£1,183	£294,810	4.8%
111	BuryNorth West	£969	£242,437	4.8%
112	DoncasterYorkshire and The Humber	£694	£172,305	4.8%
113	BarnsleyYorkshire and The Humber	£696	£175,537	4.8%
114	BasildonEast of England	£1,424	£367,233	4.7%
115	CheltenhamSouth West	£1,261	£322,758	4.7%
116	EastleighSouth East	£1,214	£310,283	4.7%
117	Folkestone and HytheSouth East	£1,178	£303,296	4.7%
118	WorcesterWest Midlands	£977	£251,221	4.7%
119	CalderdaleYorkshire and The Humber	£756	£191,385	4.7%
120	EnfieldLondon	£1,827	£470,988	4.7%
121	HaltonNorth West	£749	£194,727	4.6%
122	YorkYorkshire and The Humber	£1,199	£310,781	4.6%
123	Telford and WrekinWest Midlands	£861	£226,893	4.6%
124	North SomersetSouth West	£1,209	£313,638	4.6%
125	Isle of WightSouth East	£951	£245,900	4.6%
126	North NorthamptonshireEast Midlands	£992	£257,807	4.6%
127	CambridgeEast of England	£1,805	£475,151	4.6%
128	BolsoverEast Midlands	£706	£182,759	4.6%
129	ErewashEast Midlands	£834	£217,941	4.6%
130	ChelmsfordEast of England	£1,439	£378,080	4.6%
131	CanterburySouth East	£1,280	£337,454	4.6%
132	GraveshamSouth East	£1,336	£344,923	4.6%
133	WyreNorth West	£743	£193,650	4.6%
134	SpelthorneSouth East	£1,696	£439,609	4.6%
135	RugbyWest Midlands	£1,049	£272,696	4.6%
136	ArunSouth East	£1,231	£321,460	4.6%
137	WiganNorth West	£746	£194,551	4.6%
138	WirralNorth West	£859	£221,849	4.6%
139	SolihullWest Midlands	£1,279	£337,112	4.6%
140	Hammersmith and FulhamLondon	£2,825	£738,048	4.6%
141	WandsworthLondon	£2,632	£686,076	4.6%
142	West NorthamptonshireEast Midlands	£1,084	£291,929	4.5%
143	FenlandEast of England	£842	£225,613	4.5%
144	ChesterfieldEast Midlands	£758	£203,367	4.5%
145	SwaleSouth East	£1,114	£298,985	4.5%
146	ChorleyNorth West	£798	£213,246	4.5%
147	South RibbleNorth West	£805	£213,267	4.5%
148	BroxtoweEast Midlands	£942	£252,624	4.5%
149	GedlingEast Midlands	£904	£241,473	4.5%
150	East StaffordshireWest Midlands	£858	£227,135	4.5%
151	AdurSouth East	£1,410	£380,120	4.5%
152	KirkleesYorkshire and The Humber	£782	£208,987	4.5%
153	BexleyLondon	£1,537	£413,343	4.5%
154	HounslowLondon	£1,952	£525,435	4.5%
155	LewishamLondon	£1,829	£488,658	4.5%
156	FlintshireWales	£811	£215,892	4.5%
157	CaerphillyWales	£747	£197,542	4.5%
158	North LincolnshireYorkshire and The Humber	£653	£179,954	4.4%
159	Bracknell ForestSouth East	£1,462	£395,413	4.4%
160	Cheshire West and ChesterNorth West	£991	£270,104	4.4%
161	CornwallSouth West	£1,000	£275,642	4.4%
162	BraintreeEast of England	£1,213	£328,477	4.4%
163	HavantSouth East	£1,151	£315,820	4.4%
164	DoverSouth East	£1,021	£277,750	4.4%
165	MaidstoneSouth East	£1,297	£352,722	4.4%
166	Tonbridge and MallingSouth East	£1,489	£407,880	4.4%
167	FyldeNorth West	£870	£235,793	4.4%
168	West LindseyEast Midlands	£741	£203,592	4.4%
169	CherwellSouth East	£1,304	£356,935	4.4%
170	Cannock ChaseWest Midlands	£867	£236,743	4.4%
171	WokingSouth East	£1,620	£439,916	4.4%
172	DudleyWest Midlands	£858	£232,196	4.4%
173	BrentLondon	£2,014	£546,135	4.4%
174	WestminsterLondon	£3,196	£876,788	4.4%
175	ConwyWales	£796	£217,829	4.4%
176	BridgendWales	£763	£209,569	4.4%
177	SomersetSouth West	£1,016	£282,062	4.3%
178	High PeakEast Midlands	£937	£258,856	4.3%
179	LewesSouth East	£1,333	£368,408	4.3%
180	AshfordSouth East	£1,248	£347,562	4.3%
181	Hinckley and BosworthEast Midlands	£934	£260,187	4.3%
182	North WarwickshireWest Midlands	£982	£273,776	4.3%
183	Wyre ForestWest Midlands	£825	£230,984	4.3%
184	RotherhamYorkshire and The Humber	£686	£191,496	4.3%
185	EalingLondon	£2,109	£585,216	4.3%
186	RedbridgeLondon	£1,726	£481,297	4.3%
187	DenbighshireWales	£718	£201,452	4.3%
188	WrexhamWales	£770	£212,778	4.3%
189	BedfordEast of England	£1,173	£333,824	4.2%
190	Central BedfordshireEast of England	£1,250	£356,758	4.2%
191	Westmorland and FurnessNorth West	£816	£230,449	4.2%
192	Castle PointEast of England	£1,262	£356,579	4.2%
193	Epping ForestEast of England	£1,844	£525,719	4.2%
194	Basingstoke and DeaneSouth East	£1,309	£370,223	4.2%
195	FarehamSouth East	£1,176	£333,599	4.2%
196	DacorumEast of England	£1,594	£459,235	4.2%
197	CharnwoodEast Midlands	£960	£273,945	4.2%
198	King's Lynn and West NorfolkEast of England	£941	£265,715	4.2%
199	Newark and SherwoodEast Midlands	£818	£234,764	4.2%
200	StaffordWest Midlands	£901	£258,024	4.2%
201	StockportNorth West	£1,119	£317,913	4.2%
202	HaringeyLondon	£2,219	£638,690	4.2%
203	HaveringLondon	£1,565	£448,648	4.2%
204	MertonLondon	£2,172	£615,890	4.2%
205	GwyneddWales	£724	£204,974	4.2%
206	WarringtonNorth West	£899	£260,040	4.1%
207	HuntingdonshireEast of England	£1,057	£308,374	4.1%
208	Amber ValleyEast Midlands	£799	£233,295	4.1%
209	RotherSouth East	£1,165	£337,816	4.1%
210	North HertfordshireEast of England	£1,434	£418,857	4.1%
211	West LancashireNorth West	£805	£236,194	4.1%
212	BlabyEast Midlands	£998	£289,282	4.1%
213	North KestevenEast Midlands	£824	£242,834	4.1%
214	South HollandEast Midlands	£775	£226,660	4.1%
215	BrecklandEast of England	£928	£268,905	4.1%
216	BassetlawEast Midlands	£727	£214,281	4.1%
217	Reigate and BansteadSouth East	£1,640	£480,824	4.1%
218	TandridgeSouth East	£1,637	£482,599	4.1%
219	TraffordNorth West	£1,369	£400,688	4.1%
220	CamdenLondon	£2,819	£815,159	4.1%
221	HarrowLondon	£1,778	£526,493	4.1%
222	SuttonLondon	£1,556	£452,654	4.1%
223	CarmarthenshireWales	£687	£199,025	4.1%
224	West BerkshireSouth East	£1,338	£403,682	4.0%
225	South DerbyshireEast Midlands	£882	£261,544	4.0%
226	TewkesburySouth West	£1,093	£325,898	4.0%
227	Test ValleySouth East	£1,235	£368,131	4.0%
228	HertsmereEast of England	£1,829	£548,704	4.0%
229	SevenoaksSouth East	£1,809	£538,714	4.0%
230	Tunbridge WellsSouth East	£1,533	£456,227	4.0%
231	RunnymedeSouth East	£1,586	£477,182	4.0%
232	WarwickWest Midlands	£1,241	£369,220	4.0%
233	HorshamSouth East	£1,474	£441,654	4.0%
234	Mid SussexSouth East	£1,423	£430,777	4.0%
235	Welwyn HatfieldEast of England	£1,512	£448,681	4.0%
236	East HertfordshireEast of England	£1,533	£457,417	4.0%
237	HillingdonLondon	£1,570	£470,875	4.0%
238	Waltham ForestLondon	£1,763	£529,102	4.0%
239	PembrokeshireWales	£694	£208,615	4.0%
240	East Riding of YorkshireYorkshire and The Humber	£724	£220,408	3.9%
241	RutlandEast Midlands	£961	£298,916	3.9%
242	WiltshireSouth West	£1,082	£328,746	3.9%
243	NorthumberlandNorth East	£695	£212,563	3.9%
244	DorsetSouth West	£1,056	£325,154	3.9%
245	WealdenSouth East	£1,262	£391,211	3.9%
246	New ForestSouth East	£1,244	£384,977	3.9%
247	WinchesterSouth East	£1,508	£463,025	3.9%
248	North West LeicestershireEast Midlands	£914	£280,530	3.9%
249	East LindseyEast Midlands	£704	£214,508	3.9%
250	South KestevenEast Midlands	£845	£260,359	3.9%
251	RushcliffeEast Midlands	£1,047	£324,012	3.9%
252	Vale of White HorseSouth East	£1,352	£413,773	3.9%
253	LichfieldWest Midlands	£1,103	£335,799	3.9%
254	Staffordshire MoorlandsWest Midlands	£728	£224,415	3.9%
255	GuildfordSouth East	£1,736	£532,917	3.9%
256	Surrey HeathSouth East	£1,503	£457,988	3.9%
257	BarnetLondon	£1,949	£600,560	3.9%
258	BromleyLondon	£1,684	£511,670	3.9%
259	Vale of GlamorganWales	£982	£303,112	3.9%
260	Windsor and MaidenheadSouth East	£1,800	£575,036	3.8%
261	Cheshire EastNorth West	£985	£309,121	3.8%
262	North YorkshireYorkshire and The Humber	£849	£270,463	3.8%
263	South CambridgeshireEast of England	£1,408	£439,573	3.8%
264	TeignbridgeSouth West	£961	£302,368	3.8%
265	BrentwoodEast of England	£1,620	£514,480	3.8%
266	RochfordEast of England	£1,300	£412,543	3.8%
267	South NorfolkEast of England	£981	£311,587	3.8%
268	Mid SuffolkEast of England	£1,005	£315,898	3.8%
269	BuckinghamshireSouth East	£1,475	£479,736	3.7%
270	North East DerbyshireEast Midlands	£791	£253,810	3.7%
271	Mid DevonSouth West	£878	£281,450	3.7%
272	Three RiversEast of England	£1,826	£590,816	3.7%
273	West OxfordshireSouth East	£1,305	£418,586	3.7%
274	South StaffordshireWest Midlands	£958	£310,862	3.7%
275	ChichesterSouth East	£1,333	£432,078	3.7%
276	East SuffolkEast of England	£842	£276,301	3.7%
277	Kingston upon ThamesLondon	£1,811	£591,555	3.7%
278	Isle of AngleseyWales	£714	£231,943	3.7%
279	CeredigionWales	£723	£235,160	3.7%
280	ShropshireWest Midlands	£823	£275,232	3.6%
281	East CambridgeshireEast of England	£1,038	£346,413	3.6%
282	North DevonSouth West	£846	£282,633	3.6%
283	TorridgeSouth West	£789	£263,378	3.6%
284	West DevonSouth West	£846	£285,834	3.6%
285	CotswoldSouth West	£1,252	£421,125	3.6%
286	StroudSouth West	£1,041	£351,736	3.6%
287	BroadlandEast of England	£938	£313,407	3.6%
288	Epsom and EwellSouth East	£1,690	£568,214	3.6%
289	St AlbansEast of England	£1,931	£646,781	3.6%
290	Kensington and ChelseaLondon	£3,690	£1,232,640	3.6%
291	MonmouthshireWales	£994	£335,093	3.6%
292	WokinghamSouth East	£1,466	£496,537	3.5%
293	MaldonEast of England	£1,139	£389,529	3.5%
294	Forest of DeanSouth West	£828	£286,888	3.5%
295	HartSouth East	£1,414	£481,051	3.5%
296	North NorfolkEast of England	£865	£292,563	3.5%
297	South OxfordshireSouth East	£1,402	£476,026	3.5%
298	BaberghEast of England	£965	£330,523	3.5%
299	Stratford-on-AvonWest Midlands	£1,149	£396,753	3.5%
300	BromsgroveWest Midlands	£992	£335,607	3.5%
301	WychavonWest Midlands	£954	£322,623	3.5%
302	Richmond upon ThamesLondon	£2,333	£803,249	3.5%
303	Herefordshire, County ofWest Midlands	£821	£289,607	3.4%
304	East DevonSouth West	£968	£339,683	3.4%
305	South HamsSouth West	£1,012	£355,483	3.4%
306	East HampshireSouth East	£1,262	£440,541	3.4%
307	Ribble ValleyNorth West	£818	£285,610	3.4%
308	HarboroughEast Midlands	£973	£347,010	3.4%
309	MeltonEast Midlands	£806	£282,521	3.4%
310	Mole ValleySouth East	£1,551	£555,858	3.3%
311	UttlesfordEast of England	£1,289	£476,329	3.2%
312	WaverleySouth East	£1,459	£553,429	3.2%
313	Malvern HillsWest Midlands	£946	£350,772	3.2%
314	PowysWales	£621	£237,762	3.1%
315	ElmbridgeSouth East	£1,891	£748,080	3.0%
316	Derbyshire DalesEast Midlands	£819	£355,387	2.8%

Questions about average rental yields

What is the average rental yield in England and Wales?

The typical local authority has a gross rental yield of 4.4% and 3.4% net after letting fees, repairs and voids, before tax and mortgage costs. That is the median of 316 local authorities, from ONS average rents and HM Land Registry average prices (rents August 2026, prices July 2026). Scotland and Northern Ireland are not included.

What is the average rental yield in London?

The typical London borough has a gross rental yield of 4.4% and 3.3% net after letting fees, repairs and voids, before tax and mortgage costs (median of 32 boroughs; rents August 2026, prices July 2026). The highest is Tower Hamlets at 6.6% gross.

Which region has the highest average rental yield?

North East, where the typical local authority has a gross yield of 5.4%. South West has the lowest, at 4.2%. The table on this page lists every region's median and its highest-yielding area. Figures are before tax and mortgage costs (rents August 2026, prices July 2026).

What is the difference between gross and net rental yield?

Gross yield is a year's rent divided by the purchase price. Net yield takes off the running costs first: here a 12% letting agent fee, 5% of rent for repairs and one month empty a year. Neither includes the mortgage or tax, which the RealYield calculator adds.

This page is for informational purposes only and does not constitute financial or investment advice. Yields and cashflow shown are pre-tax averages for whole local authorities.