Average Rent, House Prices and Buy-to-Let Yield in Barnsley (July 2026)
The average private rent in Barnsley is £693 a month (ONS, July 2026) and the average house price £175,733 (HM Land Registry, June 2026): a gross yield of 4.7%, ranked 113 of 316 local authorities.
Rent in Barnsley
The average private rent across all property types is £693 a month (+7.5% on a year earlier). The regional median in Yorkshire and The Humber is £749.
| Property | Per month | Per year |
|---|---|---|
| 1 bedroom | £505 | £6,060 a year |
| 2 bedrooms | £627 | £7,524 a year |
| 3 bedrooms | £749 | £8,988 a year |
| 4+ bedrooms | £1,083 | £12,996 a year |
The bedroom ladder in Barnsley: one to two bedrooms adds 24.2% to the rent, two to three adds 19.5% and three to four-plus adds 44.6% (England-and-Wales medians 27.3%, 20.9% and 40.9%). The biggest step here is three to four or more bedrooms — the size where an extra room earns most, and the first place to look when comparing a conversion against its cost.
House prices in Barnsley
The average price paid is £175,733 (+6.0% on a year earlier).
| Type | Average price |
|---|---|
| Detached | £278,251 |
| Semi-detached | £173,748 |
| Terraced | £140,981 |
| Flat | £92,973 |
Rents are outrunning prices in Barnsley. Rents moved +7.5% over the year against +6% for prices — a gap of 1.5 points that lifts the gross yield a buyer sees today. Barnsley ranks 24th of 316 local authorities for rent growth and 50th of 316 for price growth; the England-and-Wales medians are +3.8% and +2.8%.
Gross yield by property type in Barnsley
| Type | Rent / month | Average price | Gross yield | E&W median |
|---|---|---|---|---|
| Flat | £627 | £92,973 | 8.1% | 7.5% |
| Terraced house | £749 | £140,981 | 6.4% | 5.7% |
| Semi-detached | £749 | £173,748 | 5.2% | 4.6% |
| Detached | £1,083 | £278,251 | 4.7% | 4.1% |
On these pairings the strongest gross yield in Barnsley is on flats at 8.1%, against an England-and-Wales median of 7.5% for that type; the weakest is detached. Gross figures ignore service charges, which usually make flats the thinnest net yield of the four.
What that means for a landlord
- Gross yield 4.7% (rent × 12 ÷ price) — rank 113 of 316 local authorities; the regional median is 4.7%. Net yield is lower once mortgage interest, insurance, maintenance and voids come off.
- Tenant affordability: referencing at 30× means a household income of about £20,790 a year for the average rent.
- EPC before 2030: 42% of EPCs lodged in Barnsley over the last year were below band C — the level a rented home needs by 1 October 2030 — with 37% at D (EPC ratings in Barnsley).
- Council tax: Band D in Barnsley is £2,326 for 2026/27, and the council charges a 100% second-home premium (council tax in Barnsley).
Lender maths on the averages. At a 5.5% stress rate and 145% rent cover — the common buy-to-let convention — the average rent of £693 supports a loan of about £104,276, which is 59.3% of the average price. That falls short of 75% loan-to-value, so a buyer of an average home here needs a larger deposit or a stronger rent to pass the stress test. Both numbers are conventions rather than rules — change them in the stress test.
Run the numbers for Barnsley
- Yield calculator with £175,733 and £693 already filled in
- Mortgage stress test at 75% LTV on the average price
- Rent affordability: the income a tenant needs to reference at £693 a month
- Rental income tax on £8,316 a year of rent
Nearest neighbours by yield, in Yorkshire and The Humber
| Area | Rent | Price | Yield | Rent 12m |
|---|---|---|---|---|
| Bradford | £749 | £185,028 | 4.9% | +3.3% |
| Doncaster | £691 | £170,784 | 4.9% | +5.8% |
| Wakefield | £800 | £198,519 | 4.8% | +5.8% |
| Calderdale | £753 | £191,540 | 4.7% | +2.2% |
| York | £1,193 | £309,611 | 4.6% | +6.3% |
| Kirklees | £780 | £205,773 | 4.5% | +12.6% |
All 316 areas ranked · council tax in Barnsley · EPC ratings in Barnsley.
Rents: ONS, Price Index of Private Rents (average monthly private rent by local authority, July 2026). Prices: HM Land Registry UK House Price Index (average price, June 2026). Gross yield = rent × 12 ÷ price, our calculation. Contains public sector information licensed under the Open Government Licence v3.0; contains HM Land Registry data © Crown copyright and database right 2026. Rankings and medians are ours, across 316 local authorities.
Asked about this area
£693 a month across all property types (ONS Price Index of Private Rents, July 2026), up 7.5% on a year earlier.
£175,733 (HM Land Registry UK House Price Index, June 2026).
About 4.7% gross on the averages — £693 rent against a £175,733 price — ranking 113 of 316 local authorities. Net yield depends on your mortgage and costs.
Flats on our pairing: 8.1% gross (£627 rent on a £92,973 price), against an England-and-Wales median of 7.5% for that type.
Rents +7.5% against prices +6% over the year — rents ahead, so yield is rising for a buyer today.
Referencing at 30 times the monthly rent points to roughly £20,790 a year of household income for the average home; the affordability calculator shows 24× and 36× too.