Market outlook for LS8
Key indicators for buyers
The LS8 market is moderately favourable for buyers. Prices have softened (-16.9%), which could present a buying opportunity. Affordability has improved from a peak of 7.2x in 2021 to 6.5x today. Rising rents (£1,126/mo, +2.8%) mean the cost of waiting is real.
Price trends
Yearly averages · HM Land Registry Price Paid Data
Prices by property type
2026averages · HM Land Registry Price Paid Data
Affordability ratio
House price ÷ median earnings · ONS data
Affordability data shown for wider Leeds area
A home in Leeds costs 6.5x the local median salary — moderate, improving from a peak of 7.2x in 2021.
Rental trends
Average monthly rent · ONS Private Rental Index
Rental data shown for wider Leeds area
Average monthly rent in Leeds is £1,126, up 2.8% year-on-year. Rents have risen consistently over the past five years.
Monthly mortgage
2yr fixed · 75% LTV · 25yr term · BoE avg. rate
Based on the average Leeds price of £243,080 with a 25% deposit (£61k), a 2-year fixed mortgage at 3.97% costs around £959 per month.
Rent vs buy snapshot
Monthly cost comparison based on current data
Uses LS8 avg. price with Leeds rental data
Monthly mortgage payments (£959) are £167 less than renting (£1,126). However, buying requires an upfront deposit of £61k — it would take around 7 years to recoup that cost compared to renting and investing the difference.
Recent sales
Latest transactions · HM Land Registry Price Paid Data
| Address | Type | Price | Date |
|---|---|---|---|
49, SANDHURST TERRACE LS8 3QS | Terraced | £108,800 | 27 Jan 2026 |
3, GLEDHOW WOOD COURT, GLEDHOW WOOD ROAD LS8 4DL | Flat/Maisonette | £160,000 | 23 Jan 2026 |
1, KEPLER MOUNT LS8 5EJ | Terraced | £135,000 | 19 Jan 2026 |
20, BAYSWATER CRESCENT LS8 5QQ | Terraced | £119,000 | 16 Jan 2026 |
57, WEST PARK GROVE, ROUNDHAY LS8 2DX | Semi-detached | £237,500 | 14 Jan 2026 |
8, EDGWARE PLACE LS8 5NQ | Terraced | £83,000 | 13 Jan 2026 |
117, THE DRIVE, ROUNDHAY LS8 1LJ | Semi-detached |
Data sources (all free & public): HM Land Registry Price Paid Data & UK House Price Index · ONS Housing Affordability Ratios · ONS Private Rental Index · Bank of England Quoted Household Interest Rates · HMRC Monthly Property Transactions
Contains HM Land Registry data © Crown copyright and database right 2021. This data is licensed under the Open Government Licence v3.0.