LS13Leeds

Beeston & Holbeck Industrial

Beeston & Holbeck Industrial investment guide. Average gross yield 5.4%, unknown rental demand.

5.4%avg gross yield

£190kavg sold price (517 sales, 12mo)

Unknownrental demand

Article 4: No· Permitted development applies

Last updated May 2026

Average Gross Yield

5.4%

+1.9% vs Leeds avg (3.5%)

Average Asking Price

£190,000

high confidence (517 sales)

Est. Monthly Rent

£910

2-bed · 3-bed £1,196 · 6.1% yield

Price Per Sq Ft

£249

City avg £345/sqft · 96 below average

Estimated Rent by Bedroom Count

Average asking rent and gross yield per bedroom count in LS13

1-bed

£710

per month

5.1% yield

2-bed

£910

per month

6.1% yield

3-bed

£1,196

per month

6.4% yield

4-bed

£1,463

per month

7.5% yield

Ownership mix

LS13 vs UK average · 25,172 dwellings · Source: ONS Census 2021

High social-rent share: 25% socially rented (8pp higher than the UK average of 17%).

Owned outrightNo mortgage on the property

26.2%(UK 32.9%)

-6.7pp vs UK

Owned with mortgageIncluding shared ownership

32.8%(UK 29.7%)

+3.1pp vs UK

Privately rented (BTL)Private landlord or letting agent

16.4%(UK 20.3%)

-3.9pp vs UK

Socially rentedCouncil or housing association

24.6%(UK 17.1%)

+7.5pp vs UK

Black tick = UK average. ONS Census 2021, TS054 (Tenure of household).

Yield by Property Type

Gross yield breakdown across property types in LS13

PropertyData.co.uk

Type	Gross Yield	Avg Price	Avg Rent/mo
Terraced →	6.8%	£178,124	£1,013
Semi-detached →	5.9%	£216,644	£1,074
Detached →	4.0%	£337,000	£1,134
Flat →	8.6%	£130,729	£935

Explore by strategy

Live data for each property type across Leeds.

HMO Terraced Semi-detached Detached Flats Student lets New build Strategy primers →

About Beeston & Holbeck Industrial (LS13, Leeds)

LS13 attracts investors seeking strong gross yields above 5%, with larger properties (3-4 bed) delivering yields of 6.4-7.5%. Entry prices around £190,000 make this an accessible market for portfolio building, particularly for buy-to-let investors targeting cash flow over rapid appreciation.

The rental market here skews towards families and professional tenants in multi-bedroom properties, where demand appears strongest based on yield performance. Single-bed units show lower yields (5.1%), suggesting a secondary tenant pool, possibly students or young professionals, though formal rental demand data remains limited.

Investors should exercise caution around market transparency, as rental demand figures are not published for this postcode. The industrial character of Beeston and Holbeck means location within LS13 matters significantly—proximity to amenities and transport links will influence both tenant quality and long-term capital growth potential.

Sold Price Trend - LS13

Average sold price, last 8 quarters

-18.6% over 2 years

Flip Activity - LS13

Same property bought and sold within 18 months, last 24 months

→ vs prior 24 months

Flips

last 24 months

Median uplift*

+37.9%

after HPI adjust

Median hold

11 mo

Flip rate

0.6%

of all sales

Recent case studies

green hill mount

Semi

Bought Oct 24

£163k

Sold Jun 25

£265k

8 mo+64.3%*

Gross 63.1%

newlay lane

Semi

Bought Aug 24

£190k

Sold Apr 25

£283k

9 mo+45.8%*

Gross 48.7%

swinnow gardens

Semi

Bought Nov 23

£175k

Sold Dec 24

£237k

13 mo+30.0%*

Gross 35.4%

spring valley avenue

Semi

Bought Jan 24

£180k

Sold Oct 24

£230k

8 mo+23.2%*

Gross 27.8%

whitecote lane

Terraced

Bought Jul 23

£125k

Sold Sept 24

£165k

15 mo+27.6%*

Gross 32.0%

wellstone rise

Terraced

Bought Aug 23

£159k

Sold Sept 24

£240k

14 mo+47.4%*

Gross 50.9%

* Real uplift after ONS regional House Price Index adjustment. Freehold and leasehold included; leasehold flips flagged as lease-extension status is not verifiable from public data. Source: HM Land Registry Price Paid Data.

Planning & Licensing - LS13

Restrictions that affect HMO and buy-to-let investors in this postcode district

✓

Article 4 Direction (HMO)Not in effect

HMOs of up to 6 occupants (C4 use class) can be created without planning permission in this area.

✓

Selective LicensingNot in effect

✓

Additional HMO LicensingNot in effect

Article 4 directions cover parts of Leeds. The exact street-level coverage varies — confirm with the council before exchanging.

Planning information is for guidance only. Always verify with the local planning authority before purchasing. Data correct as of April 2026.

Nearby Postcodes