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AREA REPORT · LEEDS LS11

LS11.

Leeds

LS11 is an outcode in Leeds, covering the neighbourhoods of Holbeck, Beeston West & Cottingley, Beeston East, Cross Flats Park & Garnets and Beeston Hill & Hunslet Moor. Over the last 12 months 176 properties changed hands — a median of £125k for flats (£2,991/sqm) and £152k for houses (£2,039/sqm). Housing stock peaks at EPC band C.

Recorded dwellings
17,551
residential addresses we hold records for
Across
6
sectors — see breakdown below
Sales
12 month
3 year
Flats
20
82
Houses
156
692
Recorded transactions across the area.
Median sale price
12 month
3 year
Flats
£125k
n = 20
£153k
n = 82
Houses
£152k
n = 156
£147k
n = 692
Median sale price across the window.
Median £/sqm
12 month
3 year
Flats
£2,991
n = 20
£2,959
n = 80
Houses
£2,039
n = 153
£1,900
n = 672
Typical price per square metre, where floor area is available.
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PRICE MATRIX
Sales by window, type, and floor area.
Headline price
Mean
Houses
·Plateauing
+2.6% vs 12m
+6.0% vs 3y
—£85k£170k£147k£152k£156k3Yn=69212Mn=1566Mn=38
Flats
▼Correcting
−24.0% vs 12m
−38.0% vs 3y
—£85k£170k£153k£125k£95k3Yn=8212Mn=206Mn=9
Bar height = median sale price. Tick = mean. Trend word reads the joint state of the 6m-vs-12m and 6m-vs-3y tiers.
Size-normalised — £ per sqm
Mean
Houses
·Plateauing
+1.0% vs 12m
+8.4% vs 3y
£0£1,150£2,300£1,900£2,039£2,0593Yn=67212Mn=1536Mn=36
Flats
·Holding
−0.9% vs 12m
+0.1% vs 3y
£0£1,650£3,300£2,959£2,991£2,9633Yn=8012Mn=206Mn=9
From EPC-matched floor area. Hatched bars mark windows where fewer than 60% of sales matched a certificate.
›Show numbers
Houses · 6m
Avg £
£158k
n=38
Median £
£156k
n=38
Avg £/sqm
£2,118
n=36
Median £/sqm
£2,059
n=36
Houses · 12m
Avg £
£157k
n=156
Median £
£152k
n=156
Avg £/sqm
£2,104
n=153
Median £/sqm
£2,039
n=153
Houses · 3y
Avg £
£154k
n=692
Median £
£147k
n=692
Avg £/sqm
£1,957
n=672
Median £/sqm
£1,900
n=672
Flats · 6m
Avg £
£127k
n=9
Median £
£95k
n=9
Avg £/sqm
£2,987
n=9
Median £/sqm
£2,963
n=9
Flats · 12m
Avg £
£154k
n=20
Median £
£125k
n=20
Avg £/sqm
£3,064
n=20
Median £/sqm
£2,991
n=20
Flats · 3y
Avg £
£161k
n=82
Median £
£153k
n=82
Avg £/sqm
£3,029
n=80
Median £/sqm
£2,959
n=80
PRICE + VOLUME · 25Y
Medians and monthly sales, 2001–present.
£20k£128k£237k20052010201520202025Median house · 12m smoothedMedian flat · 12m smoothedSales volume (monthly)
EPC · 25Y
Certificates issued, by band.
Median EPC score
68
Median potential
82
0111122212010201520202025
A
B
C
D
E
F
G
COUNCIL TAX
Band distribution.
Column width shows the number of properties in each council tax band. Colour shows the composition within that band.
Flats/maisonettes
Terraced
Band A
18,051
Terraced
Semi-detached
Band B
4,525
Flats/maisonettes
Semi-detached
Band C
3,051
Flats/maisonettes
Band D
2,335
Flats/maisonettes
Detached
Band E
239
Flats/maisonettes
Terraced
Band F
65
Flats/maisonettes
Band G
14
Band H
0
Band I
0
Flats/maisonettes
Terraced houses
Semi-detached houses
Detached houses
Bungalows
Other/unknown
Property type totals
Flats/maisonettes
10,370
36%
Terraced houses
12,588
44%
Semi-detached houses
4,298
15%
Detached houses
644
2.3%
Bungalows
545
1.9%
Other/unknown
36
<1%
AMENITIES
Transport access and schools.
Counts of public transport stop points and schools inside the outcode (or within ~100m of the boundary). Drill into a sector for the full stop-by-stop list.
Rail stations
1
Metro & tram
0
Bus & coach
0
Bus stops
148
Schools
18
SECTORS
Drill down to sector.
Drill in
Open the full report for any LS11 sector.
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Continue with email
LS11 7
Sales221
House£149k
Flat£78k
LS11 8
Sales183
House£170k
Flat£121k
LS11 5
Sales155
House£162k
Flat£180k
LS11 6
Sales79
House£112k
Flat£55k
LS11 9
Sales71
House£115k
Flat£180k
LS11 0
Sales65
House£125k
Flat£99k
COVERAGE
Neighbourhoods and wards.
Neighbourhoods (MSOA)
9 · click column to sort
Beeston East
3,828
4,361
Holbeck
7,762
3,908
Cross Flats Park & Garnets
5,833
3,197
Beeston West & Cottingley
4,089
2,528
Beeston Hill & Hunslet Moor
4,433
2,152
Leeds City Centre
649
293
Churwell
3
4
Middleton Park Avenue
4
3
Middleton Town Street
0
0
Wards
5 · click column to sort
Beeston & Holbeck
16,446
11,031
Hunslet & Riverside
10,093
5,390
Little London & Woodhouse
55
18
Morley North
3
4
Middleton Park
4
3
NEARBY OUTCODES
Nearby outcodes.
LS10
Leeds
£194K MEDIAN
LS1
Leeds
40 SALES · 12M
LS12
Leeds
£198K MEDIAN
LS3
Leeds
£228K MEDIAN
LS2
Leeds
20 SALES · 12M
LS27
Leeds
£235K MEDIAN
FAQ

LS11 property data — common questions

What is the average house price in Leeds (LS11)?
Over the last 12 months the median house sale price in LS11 (Leeds) was £152k, with an average of £157k, from 156 recorded sales (HM Land Registry).
How much do flats cost in LS11?
The median flat sale price in LS11 over the last 12 months was £125k (about £2,991 per square metre), from 20 recorded sales.
What is the price per square metre in LS11?
Typical sale prices per square metre in LS11 are £2,039 for houses and £2,991 for flats, where floor area is recorded on the energy certificate.
What EPC rating do homes in LS11 have?
Homes in LS11 most commonly hold EPC band C, with a median current energy-efficiency score of 68 (a potential of 82 after improvements).
How many properties sold in LS11 in the last year?
176 properties were sold in LS11 over the last 12 months, and 774 over the last three years (HM Land Registry Price Paid data).
REFRESHED 13 JUN 2026 ·DATA & SOURCES