Coming Soon - Buy To Let Yield

This site when complete will allow users to search any area for the best returns when it comes to buy to let.

The prices on this site are 'average' prices, you may well find that if you look at buying cheaper than average properties, you can achieve rather better yields as often flats or terraced houses can command fairly respectable rental incomes but cost a lot less than the average 3-bed semi.

Simply enter the first part of a post code (eg M3, E11 or BS4 etc) or a town name and it will find the data for that area. Please note more data is being added daily so if you cannot find what you are looking for check back.

This website is designed to help the prospective buy to let landlord achieve the best return on investment. You can often get a better return by doing a little research into areas around where you live, or even further afield.

Top 5 Yields
MK1Milton Keynes15.64 %
M2Manchester13.65 %
HU1Hull11.50 %
KA2Kilmarnock11.22 %
NG1Nottingham11.20 %
Bottom 5 Yields
B590.00 %
B380.00 %
B240.00 %
B70.00 %
B750.00 %

For example, in the post-code that I live the average yield is 3.4% but one of the neighboring postcodes, barely 10 miles away has an average yield of 6%, nearly twice the return.

If you are a buy to let landlord looking for the best returns, this is the site for you. Simply search using postcodes or town names and the tool below will return the yield for you. The best method is to search using the first part of a postcode, ie HU1 or GL3 etc.

Please note the figures given are based on AVERAGE asking prices and rents - you may find you can achieve much better (or worse) yields depending on exactly how much you are looking to purchase a rental property for. You can read some advice about this on xyz article.

Disclaimer: Whilst every effort is taken to ensure details are as accurate as possible, no liability is accepted for any loss incurred through the use of this website and associated data.

Buy to Let can be a lucrative way to ensure investors get a good return on their investment. In recent years savings rates have been low due to interest rates, it has been difficult to achieve a return of more than about 3% using traditional savings vehicles.

A buy to let property can easily outperform this figure, yields of upwards of 5% are achievable and by doing proper research into the market double digit returns are possible. Returns can be further enhanced by looking at buying property in the right location as yields can vary massively from one area to another.

Of course, with such rewards there comes some risk. Properties can deteriorate over time and they can be expensive to repair and maintain. House prices can also fall, sometime dramatically, but euqally they can go up in price so you may find you have an appreciating assett that actually makes more money than the rent is generating.

You may also find the property is empty or tenants don't pay the rent, or damage the property etc.

For a short term investment, buy to let is probably too risky and not cost-effective due to the associated costs, but over a term of a few years it is relatively lucrative and the risks are not excessive. The longer term the investment is made over, the safer it becomes.

With the recent changes to pension legislation, Buy to Let can be an attractive proposition for newly retired people with a decent sized pension pot. Even when you take into account the tax man wanting to raid your pension fund if you cash it out, it is much better than buying an annuity, as long as you do your homework.

It is possible to buy a modest rental property (flat or 2 bed terraced house) for around £40k if you look where house prices are low, ie North East of England for example. Rental incomes on such properties tend to be around £400 a month, so a yield of around 12.5% or thereabouts.

You do find yields are better where house prices are lower as although rents are also lower the factor is not so much, in other words house prices are 50% of the aveage rents are more than 50% of average. There is less variation in rental prices than there is house prices.

The data on this site indicates the very best yields are in the city centres of major northern towns such as Manchester, Sheffield and Hull for example. This is probably due to the relatively low house prices compared to the high rental incomes as people (students, young single professionals) want to live in the city centre.

If you have a decent pension pot and want to reture at 55, compare the figures. An annuity at that age will return around 3% and when you die you have nothing to pass on to your next of kin*

Assuming a modest pension pot of £160k - after tax you are left with £120k

Tax rules for taking lump sums as cash from your pension pot: first 25% cash free per tax year remainder taxed at usual tax rate, ie 20% up to £31,000 40% over that up to £150,000 45% over that * certain annuities do allow you to pass *something* down

Take 25% tax free gives you £40k which is enough to get your first BTL property if you shop around.

Then next year you can take £30k from the remaining £120k - if you've saved the rental income and it has performed well enough this will give you around £35k which means with a few more months rental income you can buy your 2nd property. Of course you may be able to buy something a little cheaper.

Year 3 would mean your tax free amount would be £22.5k - well short of buying a property but if you can save the rental from the other 2 properties that should give you around £33k in total so not long to wait to save up the remaining money necessary.

If you retire in March for example you could tkae the £40k tax free immediately and then take another 25% tax free in April when the new tax year starts - £70k may be enough to buy 2 properties to start with.

The other alternative is to simply take your entire pension pot and pay the tax, but paying around £46k to the tax man would be hard to swallow and you would still be left with only enough to buy 2 properties, maybe 3 at a push.

For comparison a £160k pension pot buys an annuity at age 55 that would give an income of around £600 from an annuity. You can see why buy to let is so attractive!

However, remember an annuity is a guaranteed, risk-free income, buy to let is not risk free and it is not guaranteed. You also have to put some work into it as you need to find a suitable property, do all the necessary checks and leg-work, get a tenant and then manage the property and the tenant. You can pay a letting agent to do a lot of the work for you, but they tend to charge around £50-£100 a month for this service which will eat into your income pretty drasticaly on a small property with relatively low rent.

As you can see it is quite a complicated concept but certainly worth looking at.


If you want to retire at 55 you need to do some planning, as far ahead as possible.

1. You should aim to be debt free, including having no mortgage by this time, realistically it is not possible or cost-effective to retire until this has happened.

2. You need to have a private pension (or company etc pension) pot worth enough to buy enough property to give you an income you are comfortable with. For me this is going to be around £160k and I am just about on track to achieve that with 10 years to go.

3. Ideally you want another income that will support you in the first couple of years of retirement before you can get at your pension pot tax free. Work out what the minimum is you will need for food and bills etc. Remember your outgoings will be lower as you should be debt fee with no mortgage by then and also other costs such as transport (no commuting!) will also be lower. The kids may have left home too, although that may be an increased expense!