Average Rent, House Prices and Buy-to-Let Yield in Sheffield (July 2026)
The average private rent in Sheffield is £929 a month (ONS, July 2026) and the average house price £219,539 (HM Land Registry, June 2026): a gross yield of 5.1%, ranked 70 of 316 local authorities.
Rent in Sheffield
The average private rent across all property types is £929 a month (+4.5% on a year earlier). The regional median in Yorkshire and The Humber is £749.
| Property | Per month | Per year |
|---|---|---|
| 1 bedroom | £689 | £8,268 a year |
| 2 bedrooms | £838 | £10,056 a year |
| 3 bedrooms | £964 | £11,568 a year |
| 4+ bedrooms | £1,335 | £16,020 a year |
The bedroom ladder in Sheffield: one to two bedrooms adds 21.6% to the rent, two to three adds 15% and three to four-plus adds 38.5% (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 Sheffield
The average price paid is £219,539 (+5.0% on a year earlier).
| Type | Average price |
|---|---|
| Detached | £383,320 |
| Semi-detached | £239,479 |
| Terraced | £198,476 |
| Flat | £133,980 |
Rents and prices moved together in Sheffield — +4.5% and +5% over the year — so the gross yield on offer is roughly where it was twelve months ago. Sheffield ranks 133rd of 316 local authorities for rent growth and 78th of 316 for price growth; the England-and-Wales medians are +3.8% and +2.8%.
Gross yield by property type in Sheffield
| Type | Rent / month | Average price | Gross yield | E&W median |
|---|---|---|---|---|
| Flat | £838 | £133,980 | 7.5% | 7.5% |
| Terraced house | £964 | £198,476 | 5.8% | 5.7% |
| Semi-detached | £964 | £239,479 | 4.8% | 4.6% |
| Detached | £1,335 | £383,320 | 4.2% | 4.1% |
On these pairings the strongest gross yield in Sheffield is on flats at 7.5%, 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 5.1% (rent × 12 ÷ price) — rank 70 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 £27,870 a year for the average rent.
- EPC before 2030: 46% of EPCs lodged in Sheffield over the last year were below band C — the level a rented home needs by 1 October 2030 — with 43% at D (EPC ratings in Sheffield).
- Council tax: Band D in Sheffield is £2,510 for 2026/27, and the council charges a 100% second-home premium (council tax in Sheffield).
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 £929 supports a loan of about £139,787, which is 63.7% 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 Sheffield
- Yield calculator with £219,539 and £929 already filled in
- Mortgage stress test at 75% LTV on the average price
- Rent affordability: the income a tenant needs to reference at £929 a month
- Rental income tax on £11,148 a year of rent
Nearest neighbours by yield, in Yorkshire and The Humber
| Area | Rent | Price | Yield | Rent 12m |
|---|---|---|---|---|
| Kingston upon Hull | £691 | £134,304 | 6.2% | +7.2% |
| Leeds | £1,140 | £249,394 | 5.5% | +3.6% |
| North East Lincolnshire | £633 | £151,132 | 5% | +5.4% |
| Bradford | £749 | £185,028 | 4.9% | +3.3% |
| Doncaster | £691 | £170,784 | 4.9% | +5.8% |
| Wakefield | £800 | £198,519 | 4.8% | +5.8% |
All 316 areas ranked · council tax in Sheffield · EPC ratings in Sheffield.
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
£929 a month across all property types (ONS Price Index of Private Rents, July 2026), up 4.5% on a year earlier.
£219,539 (HM Land Registry UK House Price Index, June 2026).
About 5.1% gross on the averages — £929 rent against a £219,539 price — ranking 70 of 316 local authorities. Net yield depends on your mortgage and costs.
Flats on our pairing: 7.5% gross (£838 rent on a £133,980 price), against an England-and-Wales median of 7.5% for that type.
Rents +4.5% against prices +5% over the year — moving together, so yield is broadly stable.
Referencing at 30 times the monthly rent points to roughly £27,870 a year of household income for the average home; the affordability calculator shows 24× and 36× too.