Liverpool vs Sunderland for Property Investment
Sunderland leads on gross yield at 7.8%, while Sunderland has the lower entry price at £125,000. Here is how the two markets compare on yield, price, deposit and tenant demand.
Liverpool vs Sunderland at a glance
| Metric | Liverpool | Sunderland |
|---|---|---|
| Average gross yield | 7.1% | 7.8% |
| Average property price | £195,000 | £125,000 |
| Implied monthly rent | £1,154 | £813 |
| 25% deposit | £48,750 | £31,250 |
| Stamp duty (additional property) | £9,750 | £6,250 |
| Population | 500,000 | 275,000 |
| Region | North West | North East |
| Investor rating | Excellent | Good |
Liverpool
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 500,000. On the average £195,000 purchase, a 7.1% gross yield implies roughly £1,154 per calendar month in rent — a useful sanity check when you are reviewing a listing. Regenerating city with high yields and growing tenant demand.
- Strong fitStandard buy-to-let
- WorkableHMO / rent by the room
- Strong fitFirst-time landlord
Sunderland
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 a large student population, public-sector employers including hospitals and councils, supported by a population of around 275,000. On the average £125,000 purchase, a 7.8% gross yield implies roughly £813 per calendar month in rent — a useful sanity check when you are reviewing a listing. Nissan factory and university driving rental demand.
- Strong fitStandard buy-to-let
- Strong fitHMO / rent by the room
- Strong fitFirst-time landlord
Which is the better investment?
If monthly cash flow is your priority, Sunderland is the stronger option on paper at 7.8% gross. If you want the lower capital commitment, Sunderland needs around £31,250 as a 25% deposit. Averages only take you so far, though — run the actual listing through PropertyROI before you offer.
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