Is Burnley or Middlesbrough better for buy-to-let?

Middlesbrough has the higher average gross yield at 8.5%, while Middlesbrough has the lower average purchase price at £105,000. 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 Burnley?

The average gross rental yield in Burnley is approximately 8.2%. On a typical £110,000 property that works out at roughly £752 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 Middlesbrough?

The average gross rental yield in Middlesbrough is approximately 8.5%. On a typical £105,000 property that works out at roughly £744 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.

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Location comparison

Burnley vs Middlesbrough for Property Investment

Middlesbrough leads on gross yield at 8.5%, while Middlesbrough has the lower entry price at £105,000. Here is how the two markets compare on yield, price, deposit and tenant demand.

Burnley vs Middlesbrough at a glance

Metric	Burnley	Middlesbrough
Average gross yield	8.2%	8.5%
Average property price	£110,000	£105,000
Implied monthly rent	£752	£744
25% deposit	£27,500	£26,250
Stamp duty (additional property)	£5,500	£5,250
Population	90,000	140,000
Region	North West	North East
Investor rating	Good	Good

Burnley

Stock is dominated by Victorian and inter-war terraces, with two- and three-bed houses making up most of what comes to market. Tenant demand is underpinned by local employment in services, healthcare and logistics, supported by a population of around 90,000. On the average £110,000 purchase, a 8.2% gross yield implies roughly £752 per calendar month in rent — a useful sanity check when you are reviewing a listing. One of the UK's most affordable areas with high rental returns.

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

Full Burnley guide

Middlesbrough

Stock is dominated by Victorian and inter-war terraces, with two- and three-bed houses making up most of what comes to market. Tenant demand is underpinned by local employment in services, healthcare and logistics, supported by a population of around 140,000. On the average £105,000 purchase, a 8.5% gross yield implies roughly £744 per calendar month in rent — a useful sanity check when you are reviewing a listing. Ultra-low prices with highest yields in the UK.

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

Full Middlesbrough guide

Which is the better investment?

If monthly cash flow is your priority, Middlesbrough is the stronger option on paper at 8.5% gross. If you want the lower capital commitment, Middlesbrough needs around £26,250 as a 25% deposit. Averages only take you so far, though — run the actual listing through PropertyROI before you offer.

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