LS11 (Leeds (Beeston), Yorkshire) appears a strong opportunity based on available Property Scout data. Gross rental yield is around 6.7%, strong on a national basis. Five-year price change of 44.0% places capital growth in the 90th national percentile. Some regulatory uncertainty — verify Article 4 and licensing with the council.
Overall Property Scout score
Updated 2026-06-07
National-percentile scores from the Property Scout model.
A score of 80 means the area is in the top 20% of UK postcode districts for that metric. Scores are screening-grade and indicative — verify before purchase. Methodology.
How LS11 maps to common investor strategies.
Strength: 6.7% indicative gross yield against £168,719 entry price.
Concern: Verify rent assumptions against local listings before committing.
Strength: 44.0% five-year price change recorded.
Concern: Past performance is not a guarantee of future returns.
Strength: Indicative HMO yield of 9.0% given local market signals.
Concern: Always confirm Article 4 and licensing by exact address.
Strength: Overall Property Scout score of 70/100 indicates a strong opportunity.
Concern: No single dimension dominates; treat as a shortlist candidate rather than a conviction pick.
Strength: Regulatory headroom 55/100 and economic backdrop 64/100.
Concern: Regulation flagged Amber — verify before exchange.
LS11 scores 72/100 for gross rental yield, strong versus the national distribution of UK postcode districts. Indicative average rent of £940 per month against an average price of £168,719 implies a headline gross yield of 6.7%. Income-focused investors may find LS11 attractive, subject to property-level due diligence on void risk and refurbishment cost.
Capital growth scores 90/100, supported by a five-year price change of 44.0%. LS11 appears suitable for long-term appreciation strategies, particularly where stock condition supports value-add. Past performance is not a guide to future returns and should be combined with planning, transport and employment context.
Tenant demand scores 29/100 (weak) based on the Property Scout demand index. Soft demand readings suggest investors should price conservatively and budget for longer void periods. An economic-strength score of 64 (employment, income, population growth) provides supportive context.
Supply constraint scores 0/100 — higher numbers indicate housing demand is growing faster than visible supply. Weaker supply pressure may cap rental growth, so investors should focus on properties with a defensible income story.
Regulatory RAG status is Amber: Article 4 is "Unknown" and selective licensing is "Unknown", indicating partial or uncertain coverage. Verify by address. Score data is screening-grade; postcode districts can contain very different streets. Always verify cladding, leasehold, EPC and survey factors before purchase.
Avg price
£168,719
HM Land Registry
Gross yield
6.7%
Indicative
5y price change
44.0%
HM Land Registry
No regulation record found for this postcode district. Treat as Unknown and verify with the local council before pursuing an HMO conversion.
Regulatory data is postcode-district screening only. Article 4 and selective licensing boundaries can be address, street, ward or polygon based. Verify with the local council before purchasing or converting to an HMO.
Regulatory information is indicative and should always be verified directly with the relevant local authority before making an investment decision.
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Not financial advice. Property Scout provides research tools and data analysis only. It does not provide financial, investment, mortgage, legal or tax advice. See our Risk Disclosure.