Is Boston or Wakefield better for buy-to-let?

Boston has the higher average gross yield at 6.5%, while Boston has the lower average purchase price at £185,000. Higher-yield markets suit cash-flow investors; lower-yield, higher-price markets tend to be capital-growth plays.

What is the average rental yield in Boston?

The average gross rental yield in Boston is approximately 6.5%. On a typical £185,000 property that works out at roughly £1,002 per month in rent before mortgage costs, letting fees, insurance and maintenance. Net yield after costs is usually 1.5–2.5 percentage points lower.

What is the average rental yield in Wakefield?

The average gross rental yield in Wakefield is approximately 6.5%. On a typical £185,000 property that works out at roughly £1,002 per month in rent before mortgage costs, letting fees, insurance and maintenance. Net yield after costs is usually 1.5–2.5 percentage points lower.

Back to all locations

Location comparison

Boston vs Wakefield for Property Investment

Boston leads on gross yield at 6.5%, while Boston has the lower entry price at £185,000. Here is how the two markets compare on yield, price, deposit and tenant demand.

Boston vs Wakefield at a glance

Metric	Boston	Wakefield
Average gross yield	6.5%	6.5%
Average property price	£185,000	£185,000
Implied monthly rent	£1,002	£1,002
25% deposit	£46,250	£46,250
Stamp duty (additional property)	£9,250	£9,250
Population	45,000	105,000
Region	East Midlands	Yorkshire
Investor rating	Good	Good

Boston

Typical stock is a mix of terraces, ex-council semis and a growing number of apartment conversions closer to the centre. Tenant demand is underpinned by local employment in services, healthcare and logistics, supported by a population of around 45,000. On the average £185,000 purchase, a 6.5% gross yield implies roughly £1,002 per calendar month in rent, a useful sanity check when you are reviewing a listing. Affordable Lincolnshire market town.

Strong fit
Standard buy-to-let
Consider carefully
HMO / rent by the room
Strong fit
First-time landlord

Full Boston guide

Wakefield

Typical stock is a mix of terraces, ex-council semis and a growing number of apartment conversions closer to the centre. Tenant demand is underpinned by commuters using the town's rail and road links, local employment in services, healthcare and logistics, supported by a population of around 105,000. On the average £185,000 purchase, a 6.5% gross yield implies roughly £1,002 per calendar month in rent, a useful sanity check when you are reviewing a listing. Leeds commuter benefits with lower prices.

Strong fit
Standard buy-to-let
Workable
HMO / rent by the room
Strong fit
First-time landlord

Full Wakefield guide

Which is the better investment?

If monthly cash flow is your priority, Boston is the stronger option on paper at 6.5% gross. If you want the lower capital commitment, Boston needs around £46,250 as a 25% deposit. Averages only take you so far, though, so run the actual listing through PropertyROI before you offer.

Analyse a Property Now

Related comparisons

Boston vs Nottingham Leeds vs Wakefield