Updated monthly · rents for August 2026
The RealYield Net Yield Index
Most yield tables stop at gross. This one takes off a letting agent, repairs and an empty month, then checks whether the rent still covers the interest on a typical buy-to-let mortgage, and at what rate it stops. 316 local authorities in England and Wales, from official data.
All figures are averages for the whole area and are before income tax.
Median gross yield
4.4%
What most yield tables show
Median net yield
3.4%
After letting fees, repairs and voids
Rent covers costs and interest
158 of 316
Areas, at a 25% deposit and 4.5% interest only, before tax
Median break-even rate
4.5%
The mortgage rate at which the typical area stops covering
If mortgage rates change
How many of the 316 areas still cover running costs and mortgage interest at each rate, with everything else unchanged.
| Mortgage rate | Areas that still cover it |
|---|---|
| 4.0% | 241 of 316 |
| 4.5% (assumed) | 158 of 316 |
| 5.0% | 89 of 316 |
| 5.5% | 42 of 316 |
| 6.0% | 15 of 316 |
Highest net yields
The ten areas where rent after costs is highest relative to the price of an average home.
| Rank | Area | Gross | Net | Cashflow pcm | Break-even rate |
|---|---|---|---|---|---|
| 1 | Newcastle upon TyneNorth East | 7.0% | 5.3% | £341 | 7.1% |
| 2 | Tower HamletsLondon | 6.6% | 5.0% | £607 | 6.7% |
| 3 | PortsmouthSouth East | 6.5% | 5.0% | £334 | 6.6% |
| 4 | ManchesterNorth West | 6.5% | 5.0% | £335 | 6.6% |
| 5 | Bristol, City ofSouth West | 6.4% | 4.9% | £442 | 6.5% |
| 6 | NottinghamEast Midlands | 6.4% | 4.9% | £237 | 6.5% |
| 7 | SouthamptonSouth East | 6.4% | 4.9% | £293 | 6.5% |
| 8 | BlackpoolNorth West | 6.3% | 4.8% | £161 | 6.4% |
| 9 | GatesheadNorth East | 6.2% | 4.7% | £174 | 6.3% |
| 10 | Kingston upon Hull, City ofYorkshire and The Humber | 6.1% | 4.7% | £147 | 6.2% |
Lowest net yields
Where an average home at average rent costs its owner money each month on a typical mortgage.
| Rank | Area | Gross | Net | Cashflow pcm | Break-even rate |
|---|---|---|---|---|---|
| 316 | Derbyshire DalesEast Midlands | 2.8% | 2.1% | -£376 | 2.8% |
| 315 | ElmbridgeSouth East | 3.0% | 2.3% | -£665 | 3.1% |
| 314 | PowysWales | 3.1% | 2.4% | -£196 | 3.2% |
| 313 | WaverleySouth East | 3.2% | 2.4% | -£446 | 3.2% |
| 312 | Malvern HillsWest Midlands | 3.2% | 2.5% | -£267 | 3.3% |
| 311 | UttlesfordEast of England | 3.2% | 2.5% | -£359 | 3.3% |
| 310 | Mole ValleySouth East | 3.3% | 2.5% | -£383 | 3.4% |
| 309 | HarboroughEast Midlands | 3.4% | 2.6% | -£236 | 3.4% |
| 308 | Herefordshire, County ofWest Midlands | 3.4% | 2.6% | -£190 | 3.5% |
| 307 | South HamsSouth West | 3.4% | 2.6% | -£230 | 3.5% |
By region
| Region | Median net yield | Areas where rent covers costs and interest |
|---|---|---|
| North East | 4.1% | 11 of 12 |
| North West | 3.7% | 26 of 35 |
| Yorkshire and The Humber | 3.6% | 11 of 15 |
| West Midlands | 3.4% | 15 of 30 |
| London | 3.3% | 15 of 32 |
| Wales | 3.3% | 10 of 22 |
| South East | 3.3% | 26 of 64 |
| East Midlands | 3.3% | 15 of 35 |
| East of England | 3.2% | 18 of 45 |
| South West | 3.2% | 11 of 26 |
All 316 areas
| Rank | Area | Gross | Net | Cashflow pcm | Break-even rate |
|---|---|---|---|---|---|
| 1 | Newcastle upon TyneNorth East | 7.0% | 5.3% | £341 | 7.1% |
| 2 | Tower HamletsLondon | 6.6% | 5.0% | £607 | 6.7% |
| 3 | PortsmouthSouth East | 6.5% | 5.0% | £334 | 6.6% |
| 4 | ManchesterNorth West | 6.5% | 5.0% | £335 | 6.6% |
| 5 | Bristol, City ofSouth West | 6.4% | 4.9% | £442 | 6.5% |
| 6 | NottinghamEast Midlands | 6.4% | 4.9% | £237 | 6.5% |
| 7 | SouthamptonSouth East | 6.4% | 4.9% | £293 | 6.5% |
| 8 | BlackpoolNorth West | 6.3% | 4.8% | £161 | 6.4% |
| 9 | GatesheadNorth East | 6.2% | 4.7% | £174 | 6.3% |
| 10 | Kingston upon Hull, City ofYorkshire and The Humber | 6.1% | 4.7% | £147 | 6.2% |
| 11 | SalfordNorth West | 6.1% | 4.7% | £245 | 6.2% |
| 12 | NorwichEast of England | 6.1% | 4.6% | £238 | 6.2% |
| 13 | LincolnEast Midlands | 6.0% | 4.6% | £191 | 6.1% |
| 14 | MiddlesbroughNorth East | 5.9% | 4.5% | £135 | 6.0% |
| 15 | NewhamLondon | 5.9% | 4.5% | £369 | 6.0% |
| 16 | GosportSouth East | 5.8% | 4.4% | £212 | 5.9% |
| 17 | Stoke-on-TrentWest Midlands | 5.8% | 4.4% | £129 | 5.9% |
| 18 | LiverpoolNorth West | 5.8% | 4.4% | £163 | 5.9% |
| 19 | Merthyr TydfilWales | 5.8% | 4.4% | £133 | 5.9% |
| 20 | SunderlandNorth East | 5.8% | 4.4% | £124 | 5.9% |
| 21 | HarlowEast of England | 5.7% | 4.3% | £258 | 5.8% |
| 22 | Blaenau GwentWales | 5.7% | 4.3% | £112 | 5.7% |
| 23 | LambethLondon | 5.6% | 4.3% | £412 | 5.7% |
| 24 | BirminghamWest Midlands | 5.6% | 4.3% | £177 | 5.7% |
| 25 | BurnleyNorth West | 5.6% | 4.3% | £100 | 5.7% |
| 26 | ExeterSouth West | 5.6% | 4.3% | £208 | 5.7% |
| 27 | SloughSouth East | 5.6% | 4.3% | £246 | 5.7% |
| 28 | GloucesterSouth West | 5.6% | 4.2% | £172 | 5.6% |
| 29 | SandwellWest Midlands | 5.6% | 4.2% | £146 | 5.6% |
| 30 | County DurhamNorth East | 5.6% | 4.2% | £100 | 5.6% |
| 31 | LeedsYorkshire and The Humber | 5.5% | 4.2% | £175 | 5.6% |
| 32 | Bath and North East SomersetSouth West | 5.5% | 4.2% | £284 | 5.6% |
| 33 | South TynesideNorth East | 5.5% | 4.2% | £111 | 5.6% |
| 34 | Rhondda Cynon TafWales | 5.5% | 4.2% | £112 | 5.6% |
| 35 | EastbourneSouth East | 5.5% | 4.2% | £173 | 5.6% |
| 36 | HyndburnNorth West | 5.5% | 4.2% | £95 | 5.6% |
| 37 | StevenageEast of England | 5.5% | 4.2% | £206 | 5.5% |
| 38 | KnowsleyNorth West | 5.5% | 4.2% | £123 | 5.5% |
| 39 | BostonEast Midlands | 5.5% | 4.1% | £114 | 5.5% |
| 40 | DartfordSouth East | 5.4% | 4.1% | £220 | 5.5% |
| 41 | WatfordEast of England | 5.4% | 4.1% | £254 | 5.5% |
| 42 | Barking and DagenhamLondon | 5.4% | 4.1% | £236 | 5.5% |
| 43 | Bournemouth, Christchurch and PooleSouth West | 5.4% | 4.1% | £192 | 5.5% |
| 44 | ReadingSouth East | 5.4% | 4.1% | £214 | 5.5% |
| 45 | LeicesterEast Midlands | 5.4% | 4.1% | £139 | 5.5% |
| 46 | PlymouthSouth West | 5.4% | 4.1% | £136 | 5.5% |
| 47 | IpswichEast of England | 5.4% | 4.1% | £134 | 5.5% |
| 48 | CoventryWest Midlands | 5.4% | 4.1% | £136 | 5.5% |
| 49 | CrawleySouth East | 5.4% | 4.1% | £197 | 5.4% |
| 50 | TamesideNorth West | 5.3% | 4.1% | £118 | 5.4% |
| 51 | Brighton and HoveSouth East | 5.3% | 4.0% | £225 | 5.4% |
| 52 | HackneyLondon | 5.3% | 4.0% | £319 | 5.3% |
| 53 | PendleNorth West | 5.3% | 4.0% | £80 | 5.3% |
| 54 | BoltonNorth West | 5.2% | 4.0% | £105 | 5.3% |
| 55 | WorthingSouth East | 5.2% | 4.0% | £151 | 5.3% |
| 56 | St. HelensNorth West | 5.2% | 4.0% | £93 | 5.3% |
| 57 | North East LincolnshireYorkshire and The Humber | 5.2% | 4.0% | £74 | 5.3% |
| 58 | OldhamNorth West | 5.2% | 4.0% | £106 | 5.3% |
| 59 | TorfaenWales | 5.2% | 4.0% | £96 | 5.3% |
| 60 | Blackburn with DarwenNorth West | 5.2% | 3.9% | £79 | 5.3% |
| 61 | CardiffWales | 5.2% | 3.9% | £130 | 5.3% |
| 62 | Stockton-on-TeesNorth East | 5.2% | 3.9% | £81 | 5.3% |
| 63 | SouthwarkLondon | 5.2% | 3.9% | £272 | 5.3% |
| 64 | GreenwichLondon | 5.2% | 3.9% | £217 | 5.2% |
| 65 | PeterboroughEast of England | 5.2% | 3.9% | £110 | 5.2% |
| 66 | DarlingtonNorth East | 5.2% | 3.9% | £74 | 5.2% |
| 67 | WalsallWest Midlands | 5.1% | 3.9% | £97 | 5.2% |
| 68 | LutonEast of England | 5.1% | 3.9% | £128 | 5.2% |
| 69 | ThurrockEast of England | 5.1% | 3.9% | £144 | 5.2% |
| 70 | WolverhamptonWest Midlands | 5.1% | 3.9% | £99 | 5.2% |
| 71 | South GloucestershireSouth West | 5.1% | 3.9% | £152 | 5.2% |
| 72 | Redcar and ClevelandNorth East | 5.1% | 3.9% | £64 | 5.2% |
| 73 | IslingtonLondon | 5.1% | 3.9% | £285 | 5.2% |
| 74 | MansfieldEast Midlands | 5.1% | 3.9% | £78 | 5.2% |
| 75 | RushmoorSouth East | 5.1% | 3.9% | £135 | 5.2% |
| 76 | SheffieldYorkshire and The Humber | 5.1% | 3.9% | £90 | 5.2% |
| 77 | HastingsSouth East | 5.1% | 3.9% | £95 | 5.1% |
| 78 | PrestonNorth West | 5.0% | 3.8% | £71 | 5.1% |
| 79 | NewportWales | 5.0% | 3.8% | £85 | 5.1% |
| 80 | SeftonNorth West | 5.0% | 3.8% | £83 | 5.1% |
| 81 | AshfieldEast Midlands | 5.0% | 3.8% | £70 | 5.1% |
| 82 | North TynesideNorth East | 5.0% | 3.8% | £73 | 5.1% |
| 83 | OxfordSouth East | 5.0% | 3.8% | £167 | 5.1% |
| 84 | SwindonSouth West | 5.0% | 3.8% | £92 | 5.1% |
| 85 | DerbyEast Midlands | 5.0% | 3.8% | £71 | 5.1% |
| 86 | SwanseaWales | 5.0% | 3.8% | £71 | 5.0% |
| 87 | ThanetSouth East | 5.0% | 3.8% | £92 | 5.0% |
| 88 | TorbaySouth West | 5.0% | 3.8% | £75 | 5.0% |
| 89 | MedwaySouth East | 5.0% | 3.8% | £98 | 5.0% |
| 90 | Neath Port TalbotWales | 4.9% | 3.7% | £52 | 5.0% |
| 91 | BroxbourneEast of England | 4.9% | 3.7% | £124 | 5.0% |
| 92 | RochdaleNorth West | 4.9% | 3.7% | £62 | 5.0% |
| 93 | BradfordYorkshire and The Humber | 4.9% | 3.7% | £53 | 5.0% |
| 94 | HartlepoolNorth East | 4.9% | 3.7% | £40 | 5.0% |
| 95 | Oadby and WigstonEast Midlands | 4.9% | 3.7% | £72 | 5.0% |
| 96 | Milton KeynesSouth East | 4.9% | 3.7% | £93 | 5.0% |
| 97 | RossendaleNorth West | 4.9% | 3.7% | £55 | 4.9% |
| 98 | TendringEast of England | 4.9% | 3.7% | £71 | 4.9% |
| 99 | CroydonLondon | 4.9% | 3.7% | £107 | 4.9% |
| 100 | LancasterNorth West | 4.9% | 3.7% | £55 | 4.9% |
| 101 | Nuneaton and BedworthWest Midlands | 4.9% | 3.7% | £62 | 4.9% |
| 102 | WakefieldYorkshire and The Humber | 4.9% | 3.7% | £53 | 4.9% |
| 103 | TamworthWest Midlands | 4.8% | 3.7% | £59 | 4.9% |
| 104 | DoncasterYorkshire and The Humber | 4.8% | 3.7% | £43 | 4.9% |
| 105 | Great YarmouthEast of England | 4.8% | 3.7% | £52 | 4.9% |
| 106 | ColchesterEast of England | 4.8% | 3.7% | £73 | 4.9% |
| 107 | West SuffolkEast of England | 4.8% | 3.7% | £71 | 4.9% |
| 108 | BuryNorth West | 4.8% | 3.6% | £55 | 4.9% |
| 109 | Newcastle-under-LymeWest Midlands | 4.8% | 3.6% | £46 | 4.8% |
| 110 | CumberlandNorth West | 4.8% | 3.6% | £37 | 4.8% |
| 111 | Southend-on-SeaEast of England | 4.8% | 3.6% | £70 | 4.8% |
| 112 | RedditchWest Midlands | 4.8% | 3.6% | £52 | 4.8% |
| 113 | BarnsleyYorkshire and The Humber | 4.8% | 3.6% | £36 | 4.8% |
| 114 | CalderdaleYorkshire and The Humber | 4.7% | 3.6% | £37 | 4.8% |
| 115 | EastleighSouth East | 4.7% | 3.6% | £51 | 4.8% |
| 116 | CheltenhamSouth West | 4.7% | 3.6% | £52 | 4.8% |
| 117 | WorcesterWest Midlands | 4.7% | 3.6% | £37 | 4.7% |
| 118 | Folkestone and HytheSouth East | 4.7% | 3.5% | £43 | 4.7% |
| 119 | EnfieldLondon | 4.7% | 3.5% | £65 | 4.7% |
| 120 | BasildonEast of England | 4.7% | 3.5% | £51 | 4.7% |
| 121 | GraveshamSouth East | 4.6% | 3.5% | £46 | 4.7% |
| 122 | WirralNorth West | 4.6% | 3.5% | £30 | 4.7% |
| 123 | Isle of WightSouth East | 4.6% | 3.5% | £32 | 4.7% |
| 124 | BolsoverEast Midlands | 4.6% | 3.5% | £23 | 4.7% |
| 125 | YorkYorkshire and The Humber | 4.6% | 3.5% | £38 | 4.7% |
| 126 | SpelthorneSouth East | 4.6% | 3.5% | £54 | 4.7% |
| 127 | North SomersetSouth West | 4.6% | 3.5% | £38 | 4.7% |
| 128 | North NorthamptonshireEast Midlands | 4.6% | 3.5% | £30 | 4.7% |
| 129 | RugbyWest Midlands | 4.6% | 3.5% | £31 | 4.7% |
| 130 | HaltonNorth West | 4.6% | 3.5% | £22 | 4.7% |
| 131 | WyreNorth West | 4.6% | 3.5% | £21 | 4.7% |
| 132 | WandsworthLondon | 4.6% | 3.5% | £73 | 4.7% |
| 133 | WiganNorth West | 4.6% | 3.5% | £20 | 4.7% |
| 134 | ArunSouth East | 4.6% | 3.5% | £32 | 4.7% |
| 135 | Hammersmith and FulhamLondon | 4.6% | 3.5% | £74 | 4.7% |
| 136 | ErewashEast Midlands | 4.6% | 3.5% | £22 | 4.7% |
| 137 | ChelmsfordEast of England | 4.6% | 3.5% | £31 | 4.6% |
| 138 | CambridgeEast of England | 4.6% | 3.5% | £37 | 4.6% |
| 139 | Telford and WrekinWest Midlands | 4.6% | 3.5% | £17 | 4.6% |
| 140 | SolihullWest Midlands | 4.6% | 3.5% | £25 | 4.6% |
| 141 | CanterburySouth East | 4.6% | 3.5% | £25 | 4.6% |
| 142 | CaerphillyWales | 4.5% | 3.5% | £13 | 4.6% |
| 143 | East StaffordshireWest Midlands | 4.5% | 3.4% | £14 | 4.6% |
| 144 | South RibbleNorth West | 4.5% | 3.4% | £13 | 4.6% |
| 145 | FlintshireWales | 4.5% | 3.4% | £10 | 4.6% |
| 146 | GedlingEast Midlands | 4.5% | 3.4% | £9 | 4.6% |
| 147 | LewishamLondon | 4.5% | 3.4% | £17 | 4.6% |
| 148 | ChorleyNorth West | 4.5% | 3.4% | £7 | 4.6% |
| 149 | KirkleesYorkshire and The Humber | 4.5% | 3.4% | £7 | 4.6% |
| 150 | FenlandEast of England | 4.5% | 3.4% | £6 | 4.5% |
| 151 | BroxtoweEast Midlands | 4.5% | 3.4% | £6 | 4.5% |
| 152 | ChesterfieldEast Midlands | 4.5% | 3.4% | £5 | 4.5% |
| 153 | SwaleSouth East | 4.5% | 3.4% | £7 | 4.5% |
| 154 | BexleyLondon | 4.5% | 3.4% | £7 | 4.5% |
| 155 | HounslowLondon | 4.5% | 3.4% | £7 | 4.5% |
| 156 | West NorthamptonshireEast Midlands | 4.5% | 3.4% | £4 | 4.5% |
| 157 | AdurSouth East | 4.5% | 3.4% | £4 | 4.5% |
| 158 | Bracknell ForestSouth East | 4.4% | 3.4% | £0 | 4.5% |
| 159 | DudleyWest Midlands | 4.4% | 3.4% | £0 | 4.5% |
| 160 | BraintreeEast of England | 4.4% | 3.4% | -£1 | 4.5% |
| 161 | FyldeNorth West | 4.4% | 3.4% | -£1 | 4.5% |
| 162 | BrentLondon | 4.4% | 3.4% | -£4 | 4.5% |
| 163 | WokingSouth East | 4.4% | 3.4% | -£5 | 4.5% |
| 164 | MaidstoneSouth East | 4.4% | 3.4% | -£5 | 4.5% |
| 165 | DoverSouth East | 4.4% | 3.4% | -£4 | 4.5% |
| 166 | Cheshire West and ChesterNorth West | 4.4% | 3.3% | -£6 | 4.5% |
| 167 | Cannock ChaseWest Midlands | 4.4% | 3.3% | -£6 | 4.5% |
| 168 | ConwyWales | 4.4% | 3.3% | -£7 | 4.4% |
| 169 | CherwellSouth East | 4.4% | 3.3% | -£12 | 4.4% |
| 170 | Tonbridge and MallingSouth East | 4.4% | 3.3% | -£14 | 4.4% |
| 171 | WestminsterLondon | 4.4% | 3.3% | -£34 | 4.4% |
| 172 | HavantSouth East | 4.4% | 3.3% | -£13 | 4.4% |
| 173 | BridgendWales | 4.4% | 3.3% | -£9 | 4.4% |
| 174 | West LindseyEast Midlands | 4.4% | 3.3% | -£9 | 4.4% |
| 175 | North LincolnshireYorkshire and The Humber | 4.4% | 3.3% | -£9 | 4.4% |
| 176 | CornwallSouth West | 4.4% | 3.3% | -£14 | 4.4% |
| 177 | High PeakEast Midlands | 4.3% | 3.3% | -£15 | 4.4% |
| 178 | WrexhamWales | 4.3% | 3.3% | -£13 | 4.4% |
| 179 | LewesSouth East | 4.3% | 3.3% | -£22 | 4.4% |
| 180 | EalingLondon | 4.3% | 3.3% | -£41 | 4.4% |
| 181 | SomersetSouth West | 4.3% | 3.3% | -£20 | 4.4% |
| 182 | AshfordSouth East | 4.3% | 3.3% | -£28 | 4.4% |
| 183 | Hinckley and BosworthEast Midlands | 4.3% | 3.3% | -£21 | 4.4% |
| 184 | North WarwickshireWest Midlands | 4.3% | 3.3% | -£23 | 4.4% |
| 185 | RedbridgeLondon | 4.3% | 3.3% | -£40 | 4.4% |
| 186 | RotherhamYorkshire and The Humber | 4.3% | 3.3% | -£17 | 4.4% |
| 187 | Wyre ForestWest Midlands | 4.3% | 3.3% | -£22 | 4.3% |
| 188 | DenbighshireWales | 4.3% | 3.3% | -£20 | 4.3% |
| 189 | King's Lynn and West NorfolkEast of England | 4.2% | 3.2% | -£31 | 4.3% |
| 190 | Westmorland and FurnessNorth West | 4.2% | 3.2% | -£27 | 4.3% |
| 191 | Castle PointEast of England | 4.2% | 3.2% | -£43 | 4.3% |
| 192 | Basingstoke and DeaneSouth East | 4.2% | 3.2% | -£45 | 4.3% |
| 193 | GwyneddWales | 4.2% | 3.2% | -£26 | 4.3% |
| 194 | MertonLondon | 4.2% | 3.2% | -£80 | 4.3% |
| 195 | FarehamSouth East | 4.2% | 3.2% | -£44 | 4.3% |
| 196 | StockportNorth West | 4.2% | 3.2% | -£43 | 4.3% |
| 197 | BedfordEast of England | 4.2% | 3.2% | -£46 | 4.3% |
| 198 | Epping ForestEast of England | 4.2% | 3.2% | -£76 | 4.3% |
| 199 | CharnwoodEast Midlands | 4.2% | 3.2% | -£40 | 4.3% |
| 200 | Central BedfordshireEast of England | 4.2% | 3.2% | -£52 | 4.3% |
| 201 | StaffordWest Midlands | 4.2% | 3.2% | -£40 | 4.3% |
| 202 | HaveringLondon | 4.2% | 3.2% | -£71 | 4.2% |
| 203 | Newark and SherwoodEast Midlands | 4.2% | 3.2% | -£38 | 4.2% |
| 204 | HaringeyLondon | 4.2% | 3.2% | -£108 | 4.2% |
| 205 | DacorumEast of England | 4.2% | 3.2% | -£79 | 4.2% |
| 206 | CamdenLondon | 4.1% | 3.2% | -£148 | 4.2% |
| 207 | WarringtonNorth West | 4.1% | 3.2% | -£47 | 4.2% |
| 208 | CarmarthenshireWales | 4.1% | 3.2% | -£37 | 4.2% |
| 209 | BrecklandEast of England | 4.1% | 3.2% | -£50 | 4.2% |
| 210 | BlabyEast Midlands | 4.1% | 3.1% | -£54 | 4.2% |
| 211 | RotherSouth East | 4.1% | 3.1% | -£64 | 4.2% |
| 212 | SuttonLondon | 4.1% | 3.1% | -£89 | 4.2% |
| 213 | HuntingdonshireEast of England | 4.1% | 3.1% | -£63 | 4.2% |
| 214 | Amber ValleyEast Midlands | 4.1% | 3.1% | -£48 | 4.2% |
| 215 | North HertfordshireEast of England | 4.1% | 3.1% | -£87 | 4.2% |
| 216 | South HollandEast Midlands | 4.1% | 3.1% | -£48 | 4.2% |
| 217 | TraffordNorth West | 4.1% | 3.1% | -£85 | 4.2% |
| 218 | Reigate and BansteadSouth East | 4.1% | 3.1% | -£105 | 4.2% |
| 219 | West LancashireNorth West | 4.1% | 3.1% | -£52 | 4.1% |
| 220 | North KestevenEast Midlands | 4.1% | 3.1% | -£56 | 4.1% |
| 221 | BassetlawEast Midlands | 4.1% | 3.1% | -£50 | 4.1% |
| 222 | TandridgeSouth East | 4.1% | 3.1% | -£112 | 4.1% |
| 223 | HarrowLondon | 4.1% | 3.1% | -£128 | 4.1% |
| 224 | South DerbyshireEast Midlands | 4.0% | 3.1% | -£65 | 4.1% |
| 225 | Welwyn HatfieldEast of England | 4.0% | 3.1% | -£112 | 4.1% |
| 226 | WarwickWest Midlands | 4.0% | 3.1% | -£94 | 4.1% |
| 227 | Tunbridge WellsSouth East | 4.0% | 3.1% | -£117 | 4.1% |
| 228 | SevenoaksSouth East | 4.0% | 3.1% | -£139 | 4.1% |
| 229 | Test ValleySouth East | 4.0% | 3.1% | -£96 | 4.1% |
| 230 | TewkesburySouth West | 4.0% | 3.1% | -£85 | 4.1% |
| 231 | East HertfordshireEast of England | 4.0% | 3.1% | -£120 | 4.1% |
| 232 | HorshamSouth East | 4.0% | 3.0% | -£121 | 4.1% |
| 233 | HillingdonLondon | 4.0% | 3.0% | -£130 | 4.1% |
| 234 | HertsmereEast of England | 4.0% | 3.0% | -£152 | 4.1% |
| 235 | Waltham ForestLondon | 4.0% | 3.0% | -£147 | 4.1% |
| 236 | PembrokeshireWales | 4.0% | 3.0% | -£59 | 4.0% |
| 237 | RunnymedeSouth East | 4.0% | 3.0% | -£135 | 4.0% |
| 238 | West BerkshireSouth East | 4.0% | 3.0% | -£117 | 4.0% |
| 239 | Mid SussexSouth East | 4.0% | 3.0% | -£129 | 4.0% |
| 240 | WiltshireSouth West | 3.9% | 3.0% | -£101 | 4.0% |
| 241 | BromleyLondon | 3.9% | 3.0% | -£158 | 4.0% |
| 242 | East Riding of YorkshireYorkshire and The Humber | 3.9% | 3.0% | -£69 | 4.0% |
| 243 | LichfieldWest Midlands | 3.9% | 3.0% | -£105 | 4.0% |
| 244 | East LindseyEast Midlands | 3.9% | 3.0% | -£68 | 4.0% |
| 245 | Surrey HeathSouth East | 3.9% | 3.0% | -£145 | 4.0% |
| 246 | NorthumberlandNorth East | 3.9% | 3.0% | -£69 | 4.0% |
| 247 | Vale of White HorseSouth East | 3.9% | 3.0% | -£135 | 4.0% |
| 248 | North West LeicestershireEast Midlands | 3.9% | 3.0% | -£94 | 4.0% |
| 249 | GuildfordSouth East | 3.9% | 3.0% | -£178 | 4.0% |
| 250 | WinchesterSouth East | 3.9% | 3.0% | -£155 | 4.0% |
| 251 | DorsetSouth West | 3.9% | 3.0% | -£111 | 4.0% |
| 252 | South KestevenEast Midlands | 3.9% | 3.0% | -£89 | 4.0% |
| 253 | BarnetLondon | 3.9% | 3.0% | -£206 | 4.0% |
| 254 | Staffordshire MoorlandsWest Midlands | 3.9% | 3.0% | -£77 | 3.9% |
| 255 | Vale of GlamorganWales | 3.9% | 3.0% | -£105 | 3.9% |
| 256 | New ForestSouth East | 3.9% | 3.0% | -£136 | 3.9% |
| 257 | RushcliffeEast Midlands | 3.9% | 3.0% | -£115 | 3.9% |
| 258 | WealdenSouth East | 3.9% | 2.9% | -£140 | 3.9% |
| 259 | RutlandEast Midlands | 3.9% | 2.9% | -£110 | 3.9% |
| 260 | South CambridgeshireEast of England | 3.8% | 2.9% | -£165 | 3.9% |
| 261 | Cheshire EastNorth West | 3.8% | 2.9% | -£120 | 3.9% |
| 262 | Mid SuffolkEast of England | 3.8% | 2.9% | -£124 | 3.9% |
| 263 | TeignbridgeSouth West | 3.8% | 2.9% | -£119 | 3.9% |
| 264 | RochfordEast of England | 3.8% | 2.9% | -£171 | 3.8% |
| 265 | BrentwoodEast of England | 3.8% | 2.9% | -£214 | 3.8% |
| 266 | South NorfolkEast of England | 3.8% | 2.9% | -£130 | 3.8% |
| 267 | North YorkshireYorkshire and The Humber | 3.8% | 2.9% | -£115 | 3.8% |
| 268 | Windsor and MaidenheadSouth East | 3.8% | 2.9% | -£248 | 3.8% |
| 269 | Mid DevonSouth West | 3.7% | 2.8% | -£124 | 3.8% |
| 270 | West OxfordshireSouth East | 3.7% | 2.8% | -£184 | 3.8% |
| 271 | North East DerbyshireEast Midlands | 3.7% | 2.8% | -£112 | 3.8% |
| 272 | Three RiversEast of England | 3.7% | 2.8% | -£272 | 3.8% |
| 273 | ChichesterSouth East | 3.7% | 2.8% | -£201 | 3.8% |
| 274 | South StaffordshireWest Midlands | 3.7% | 2.8% | -£145 | 3.8% |
| 275 | Isle of AngleseyWales | 3.7% | 2.8% | -£109 | 3.7% |
| 276 | BuckinghamshireSouth East | 3.7% | 2.8% | -£227 | 3.7% |
| 277 | CeredigionWales | 3.7% | 2.8% | -£111 | 3.7% |
| 278 | Kingston upon ThamesLondon | 3.7% | 2.8% | -£286 | 3.7% |
| 279 | East SuffolkEast of England | 3.7% | 2.8% | -£136 | 3.7% |
| 280 | East CambridgeshireEast of England | 3.6% | 2.7% | -£185 | 3.6% |
| 281 | TorridgeSouth West | 3.6% | 2.7% | -£140 | 3.6% |
| 282 | Kensington and ChelseaLondon | 3.6% | 2.7% | -£659 | 3.6% |
| 283 | North DevonSouth West | 3.6% | 2.7% | -£151 | 3.6% |
| 284 | BroadlandEast of England | 3.6% | 2.7% | -£168 | 3.6% |
| 285 | ShropshireWest Midlands | 3.6% | 2.7% | -£148 | 3.6% |
| 286 | St AlbansEast of England | 3.6% | 2.7% | -£350 | 3.6% |
| 287 | Epsom and EwellSouth East | 3.6% | 2.7% | -£312 | 3.6% |
| 288 | CotswoldSouth West | 3.6% | 2.7% | -£232 | 3.6% |
| 289 | MonmouthshireWales | 3.6% | 2.7% | -£186 | 3.6% |
| 290 | West DevonSouth West | 3.6% | 2.7% | -£160 | 3.6% |
| 291 | StroudSouth West | 3.6% | 2.7% | -£197 | 3.6% |
| 292 | WychavonWest Midlands | 3.5% | 2.7% | -£182 | 3.6% |
| 293 | North NorfolkEast of England | 3.5% | 2.7% | -£165 | 3.6% |
| 294 | BromsgroveWest Midlands | 3.5% | 2.7% | -£189 | 3.6% |
| 295 | WokinghamSouth East | 3.5% | 2.7% | -£281 | 3.6% |
| 296 | South OxfordshireSouth East | 3.5% | 2.7% | -£272 | 3.6% |
| 297 | HartSouth East | 3.5% | 2.7% | -£277 | 3.6% |
| 298 | MaldonEast of England | 3.5% | 2.7% | -£229 | 3.6% |
| 299 | BaberghEast of England | 3.5% | 2.7% | -£195 | 3.6% |
| 300 | Richmond upon ThamesLondon | 3.5% | 2.7% | -£484 | 3.5% |
| 301 | Stratford-on-AvonWest Midlands | 3.5% | 2.6% | -£242 | 3.5% |
| 302 | Forest of DeanSouth West | 3.5% | 2.6% | -£177 | 3.5% |
| 303 | East HampshireSouth East | 3.4% | 2.6% | -£279 | 3.5% |
| 304 | Ribble ValleyNorth West | 3.4% | 2.6% | -£181 | 3.5% |
| 305 | MeltonEast Midlands | 3.4% | 2.6% | -£181 | 3.5% |
| 306 | East DevonSouth West | 3.4% | 2.6% | -£219 | 3.5% |
| 307 | South HamsSouth West | 3.4% | 2.6% | -£230 | 3.5% |
| 308 | Herefordshire, County ofWest Midlands | 3.4% | 2.6% | -£190 | 3.5% |
| 309 | HarboroughEast Midlands | 3.4% | 2.6% | -£236 | 3.4% |
| 310 | Mole ValleySouth East | 3.3% | 2.5% | -£383 | 3.4% |
| 311 | UttlesfordEast of England | 3.2% | 2.5% | -£359 | 3.3% |
| 312 | Malvern HillsWest Midlands | 3.2% | 2.5% | -£267 | 3.3% |
| 313 | WaverleySouth East | 3.2% | 2.4% | -£446 | 3.2% |
| 314 | PowysWales | 3.1% | 2.4% | -£196 | 3.2% |
| 315 | ElmbridgeSouth East | 3.0% | 2.3% | -£665 | 3.1% |
| 316 | Derbyshire DalesEast Midlands | 2.8% | 2.1% | -£376 | 2.8% |
How the index is worked out
- Average rent: ONS Price Index of Private Rents (August 2026). Average price: HM Land Registry UK House Price Index (July 2026).
- Net yield takes off a 12% letting agent fee (no VAT added), 5% of rent for repairs and 1 empty month a year. No service charge or ground rent is assumed.
- Not included: landlord insurance, gas and electrical safety certificates, licensing fees and mortgage fees. Each of these lowers a real return further.
- Because every cost here is a share of rent, net yield works out at about 76% of gross in every area, so the order matches a gross yield table. What changes from area to area is the cashflow in pounds and the mortgage rate each area can carry.
- Cashflow and the break-even rate assume a 25% deposit and an interest-only mortgage at 4.5%, before income tax. The break-even rate is the mortgage rate at which rent no longer covers running costs and interest. Lenders apply their own, stricter rental cover tests.
- Every row runs through the same engine as the RealYield calculator and Deal Check, so the figures match.
Using these figures
Journalists, researchers and bloggers are welcome to quote the index. Please credit “RealYield Net Yield Index” and link to this page so readers can see the method.
Rents: ONS Price Index of Private Rents. Prices: contains HM Land Registry data © Crown copyright and database right 2026. Used under the Open Government Licence v3.0.
This page is for informational purposes only and does not constitute financial or investment advice. Yields and cashflow are pre-tax averages for whole local authorities; a real property will differ.