Property investment stats for Sheffield, Yorkshire and The Humber
A complete guide to property investment in Sheffield.
Last updated: 18 September 2025
Investment summary
Sheffield offers a balanced mix of affordability, strong rental returns and solid capital growth. Investors are likely to notice the city’s appeal to young adults and students, given its population is in the 91st percentile for people aged 20-30 and in the 96th percentile for student numbers. The private rented sector is also significant here, sitting in the 70th percentile nationally, while owner-occupation is relatively low.
The average rental yield stands at 6.5%, and recent capital growth over the past year has been 2.5%. Properties are moving quickly, with an average of 32 days, and homes are selling at or above asking price, as shown by a median discount of £0 (the typical achieved discount).
Key investment stats for Sheffield
Median price per sq ft
£249 / sq ft
Average rental yield
6.5%
Capital growth (1y)
2.5%
Sales in past year
5,197
* Property stats calculated for last full calendar year (2024).
Live property stats in Sheffield
Live prices in Sheffield, Yorkshire and The Humber
* Extreme prices clipped for legibility
Properties for sale
Median price
£210,000
25% of properties below...
£140,000
75% of properties below...
£329,988
Most expensive property
£3,000,000
Live listings
1,926
Median days on market
32
Should you invest in Sheffield?
Opportunities
- The combination of 6.5% average rental yield and a top district yield of 9.9% makes Sheffield attractive for income-focused investors.
- Strong student and young professional demand, seen in high population percentiles, underpins rental demand and liquidity.
- The price-to-income ratio of 4.4 suggests better affordability compared to many other UK cities, supporting both rental and sales markets.
Risks
- A high unemployment rate (in the 86th percentile) could impact tenant stability and limit some buyers’ ability to purchase.
- The city’s high proportion of social and private rented housing may mean stiffer competition for landlords and potential regulatory changes.
- The relatively low owner-occupation rate (22nd percentile) might make the market more sensitive to changes in rental demand.
Outlook
Looking ahead, Sheffield’s fundamentals appear steady. The city’s annualised capital growth over three years is 3.8%, and three-year growth is 11.7%, which shows a pattern of consistent appreciation. With properties selling quickly and often for at least asking price, liquidity remains a strong point.
Rental demand should stay robust, given the city’s student and young adult population, and yields are likely to remain attractive. However, investors should keep an eye on the local employment market and any changes in rental regulation. Overall, Sheffield looks set to offer stable returns for those focused on both income and long-term growth.
Property market trends in Sheffield
Average yield (%)
* 2025 data for YTD
Median price per sq ft (£/sq ft)
* 2025 data for YTD
Live properties in Sheffield
Investment properties in Sheffield, Yorkshire and The Humber
£230,000 - Guide Price
3 bedroom detached house for sale
Waterfield Mews, Westfield, Sheffie...
£215,000 - Guide Price
3 bedroom terraced house for sale
Heavygate Road, Sheffield, South Yo...
£120,000 - Offers in Excess of
2 bedroom apartment for sale
Vicar Lane, Sheffield, S1
£100,000 - Guide Price
2 bedroom flat for sale
Parkview, 14 Fitzalan Road, Sheffie...
£230,000
4 bedroom terraced house for sale
Queens Road, Sheffield, South Yorks...
£1,500,000
5 bedroom detached house for sale
Kenwood Road, Sheffield
£165,000
2 bedroom apartment for sale
West One Panorama, 18 Fitzwilliam S...
£199,950
4 bedroom semi-detached house for sale
Holywell Heights, Wincobank, S9
£70,000 - Guide Price
2 bedroom apartment for sale
54 Cherry Street, Sheffield
£130,000 - Guide Price
2 bedroom flat for sale
Apt. 3 Hillfoot Court, Sheffield, S...
Achieved vs asking prices
Key takeaway: Seller's market
Median discounts are small, suggesting a competitive market.
Headline stats
• Median discount: £0
• 1 in 4 properties sell at > £2,950 below asking
• 1 in 10 properties sell at > £8,540 below asking
In percentage terms:
• Median discount of 0.0%
• 25% of properties discounted by > 1.3%
• 10% of properties discounted by > 3.5%
Best places to invest in Sheffield
Top postcodes for rental yield and (annualised) capital growth
Nearby and related areas
Data sources
GeoGlider calculates property investment stats by blending official and proprietary datasets. Here's a quick overview of key sources and how we use them:
HM Land Registry: Property transaction and sold-price records for England & Wales used to calculate historical capital growth, price levels and comparables.
Office for National Statistics (ONS): Demographic and economic indicators for the UK, including Census 2021, supporting area profiling and market context.
Ordnance Survey: Authoritative UK geospatial data powering accurate boundaries, roads and terrain for mapping and spatial analysis.
GeoProp: Our proprietary AI pipeline that processes millions of property listings to extract rich features and live market signals.
Department for Levelling Up, Housing & Communities: Energy Performance Certificate (EPC) scores and property floor areas.
HM Revenue & Customs (HMRC): Household income and employment data to understand local affordability and economic conditions.
Data is updated continuously, matched across sources and rigorously validated.