Leeds vs Rotherham for Property Investment
Rotherham leads on gross yield at 7%, while Rotherham has the lower entry price at £150,000. Here is how the two markets compare on yield, price, deposit and tenant demand.
Leeds vs Rotherham at a glance
| Metric | Leeds | Rotherham |
|---|---|---|
| Average gross yield | 5.8% | 7% |
| Average property price | £275,000 | £150,000 |
| Implied monthly rent | £1,329 | £875 |
| 25% deposit | £68,750 | £37,500 |
| Stamp duty (additional property) | £15,000 | £7,500 |
| Population | 795,000 | 265,000 |
| Region | Yorkshire | Yorkshire |
| Investor rating | Excellent | Good |
Leeds
Expect a spread of semi-detached family homes, period conversions and new-build apartment schemes, with terraces concentrated in the older inner areas. Tenant demand is underpinned by public-sector employers including hospitals and councils, local employment in services, healthcare and logistics, supported by a population of around 795,000. On the average £275,000 purchase, a 5.8% gross yield implies roughly £1,329 per calendar month in rent — a useful sanity check when you are reviewing a listing. Major financial centre with diverse tenant pool and strong growth.
- WorkableStandard buy-to-let
- WorkableHMO / rent by the room
- WorkableFirst-time landlord
Rotherham
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 public-sector employers including hospitals and councils, local employment in services, healthcare and logistics, supported by a population of around 265,000. On the average £150,000 purchase, a 7.0% gross yield implies roughly £875 per calendar month in rent — a useful sanity check when you are reviewing a listing. Sheffield neighbour benefiting from spillover demand.
- Strong fitStandard buy-to-let
- WorkableHMO / rent by the room
- Strong fitFirst-time landlord
Which is the better investment?
If monthly cash flow is your priority, Rotherham is the stronger option on paper at 7% gross. If you want the lower capital commitment, Rotherham needs around £37,500 as a 25% deposit. Averages only take you so far, though — run the actual listing through PropertyROI before you offer.
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