As an investor looking to capitalise on the UK property market, you want to ensure maximum returns from your investment property. One of the best ways to determine the profit potential of a rental property is by calculating its rental yield. With rents continuing to rise across the UK, 2025 presents an opportune time to analyse cities and regions with the highest yields. By recognising those cities with good rental yields across England, Wales, Scotland, and Northern Ireland, you can make data-driven decisions on where to invest for the best returns.
Short Summary
- Rental yield measures the annual return on a rental property as a percentage of its value, helping investors compare potential returns and determine the profitability of investments.
- Calculating rental yield involves dividing annual rental income by property value and multiplying by 100%.
- The average rental yield in the UK for 2025 ranges between 5-8%, with Northern regions outperforming the South. Cities with strong student populations and affordable property prices tend to offer the highest yields.
How to Work Out Yield in Property: Calculations & Relevance
Rental yield refers to the annual return you can achieve by renting out a property, expressed as a percentage of the property’s value, and is calculated using the annual rental income. Calculating this metric is a key step in making a successful property investment.
Here’s how to work out yield in property
Method 1: (Annual Rent / Property Value) x 100%
Divide the annual rental income by the property’s current market value.
For example, if you receive £24,000 in rental income per year for a property worth £300,000, the rental yield is 8%.
That is: (£24,000 / £300,000) x 100% = 8%
Method 2: [(Monthly Rent x 12) / Property Value] x 100%
Multiply the monthly rent by 12 to get the annual rental income. Then, divide the annual rental income by the property value and multiply the result by 100%.
Using the same example: £2,000 monthly rent x 12 = £24,000.
The rental yield is: (£24,000 / £300,000) x 100% = 8%
Method 3: [((Monthly Rent x 12) – Expenses) / Property Value] x 100%
Factor in expenses like taxes, insurance, and maintenance to obtain the net annual rental income. Divide the net rental income by the property value and multiply by 100%.
If the monthly expenses are £200, the annual equivalent is: £200 x 12 = £2,400
The net annual rental income is: £24,000 – £2,400 = £21,600
The rental yield is: (£21,600 / £300,000) x 100% = 7.2%
Why Is Rental Yield Important?
- It allows investors to compare the potential return of different investment properties to determine which is the most profitable investment.
- It also indicates the demand and potential for rent increases.
A higher yield usually means higher demand and greater potential for growth. Monitoring the rental yield over time helps determine if your property value is increasing adequately based on market rents.
In summary, calculating and tracking your rental yield is key to maximising your returns as a property investor. Focusing on cities and properties with the highest yields, like Birmingham, Manchester, Nottingham, etc., will set you up for the best long-term success.
Overview of Rental Yields in England for 2025
As of November 2024, the UK property market continues to present lucrative opportunities for investors seeking high rental yields. The average UK rental yield stands at approximately 5.37%, based on an average rent of £1,271 and an average house price of £284,000.
England rental yield projections for the year 2025 indicate a positive trend, driven by increasing annual rental income. The North of England appears to be outperforming the South, with average yields around 7.4%. Top performers in the North include cities like Manchester and Liverpool, which have become hotspots for investors.
On the other hand, the South (including London and the South East), although showing some improvement, continues to yield lower returns due to the high property prices in these areas. The average yield here is around 5.2%. Generally, there is a good rental yield in the UK, with an average rental yield of about 5%, ranking the country as one of the best places to invest in the world.
| CITY | RENTAL YIELD (AVERAGE |
| Manchester | 5–9% |
| Birmingham | 6.6% |
| Nottingham | 7.6% |
| Liverpool | 7.4% |
| Leeds | 6.3% |
According to our analyses of property markets across England, 5 top cities with the highest rental yields in 2025 for investment properties include:
1. Manchester
The rental market in Manchester continues to thrive with strong rental income and demand. As of June 2025, the average monthly private rent in Manchester reached £1,270, marking a 12.5% rise compared to June 2023. It has an average rental yield of 6.53%, the highest average than the UK at 4.8%. Notably, this is approximately 3% higher than the North West as a whole, demonstrating Manchester’s robust performance in the rental sector.
However, the popular investment areas are Salford, Ancoats, and Deansgate. New Manchester property developments and infrastructural enhancements continue to attract more residents and businesses, which, in turn, fuels the rental market’s growth. Yet, with the dwindling supply of rentals, the market dynamics may continue to evolve.
2. Birmingham
Birmingham, one of the UK’s fastest-growing cities, continues to present an attractive proposition for investment property investors, especially in the rental market. Average rental yields in Birmingham dropped to a low of 4.4% in June 2021 but then surged to 6.6% for now, illustrating the rapid expansion of the rental market alongside the city’s growing skyline.
A key demographic shift has been observed in Birmingham’s rental market. More young professionals and families are choosing to rent in the city, mainly due to the affordability of properties compared to cities like London. This has led to an almost 10% increase in rental prices.
Adding to its appeal, Birmingham’s economy remains diverse and robust, with a vibrant mix of sectors, including financial services, digital technology, and creative industries. However, the major redevelopment projects such as Paradise and HS2 contribute to growth.
This economic dynamism, combined with major Birmingham property developments, is expected to attract more people to the city, further driving rental demand.
3. Nottingham
Nottingham, a centrally located city with a diverse economy, remains one of the best places to invest in property in the UK. As of August 2024, average rental yields in Nottingham have risen to 7.6%, reflecting the city’s affordability and consistent rental demand.
Nottingham’s student population, a significant contributor to rental demand, remains robust. The city’s two universities—The University of Nottingham and Nottingham Trent University—have a combined student population of over 60,000 (1, 2), with steady year-on-year increases. This, coupled with the influx of young professionals, particularly in the growing tech and digital sectors, has driven the demand for rentals.
The city’s central location and connectivity, along with its diverse economy spanning sectors like healthcare, manufacturing, and retail, further support its property market. With new Nottingham property developments and infrastructure improvements in the pipeline, the city’s rental market is poised for steady growth in rental income. However, the popular areas for investment are West Bridgford, Beeston, and city centre flats.
4. Liverpool
Liverpool, a city bursting with cultural vibrance and home to a bustling nightlife, is a strong contender in the UK rental market with impressive rental income. As of August 2024, the city maintains an impressive average rental yield of 8%, an increase from the previous year’s figure driven by its affordable property prices.
A significant factor contributing to the city’s consistent rental demand is its thriving student population. Liverpool’s three universities—The University of Liverpool, Liverpool John Moores University, and Liverpool Hope University—host a combined student population exceeding 70,000. This, coupled with a steady increase in student numbers this year, has led to a surge in demand for rental properties.
Furthermore, the city’s lively cultural scene and nightlife attract a diverse range of residents, which has contributed to an 8% increase in rental prices over the past year. Ongoing Liverpool property developments, such as Tobacco Warehouse, Liverpool Waters and the Knowledge Quarter, are expected to further bolster the rental market.
5. Leeds
Leeds, a city known for its vibrant student population and thriving professional industries, continues to be a strong contender in the investment property rental market. As of April 2024, rental yields in Leeds hover around 6.67%, a slight increase from the previously stated figure. This is driven by the city’s relatively lower property prices and a noticeable shortage of available rentals.
The 60,000 student population in Leeds, which contributes significantly to the rental demand, further results in the shortage of rental properties. Similarly, the influx of professionals, particularly in sectors like financial services and digital technologies, has boosted the demand for rentals.
Moreover, Leeds has seen an 8% rise in rental prices over the past year, likely due to this increased demand and limited supply. With new developments and infrastructure projects underway, the city’s rental market is expected to maintain its steady growth.
Overview of Rental Yields in Wales for 2025
As we approach 2025, the rental market in Wales continues to offer attractive opportunities for investors, driven by rising annual rental income. This is bolstered by the rising rental prices in Wales’ major cities like Cardiff, Swansea, and Newport, which has contributed significantly to this positive forecast.
It’s important to note that rents across the UK are forecasted to rise 4x faster than house prices between the end of 2022 and the end of 2026, potentially leading to a good rental yield in this UK region.
3 Top Cities for Rental Yields in Wales
| CITY | RENTAL YIELD (AVERAGE) |
|---|---|
| Cardiff | 7.61% |
| Swansea | 5.27% |
| Newport | 5.12% |
Here are 3 top cities for the best rental yields in Wales:
6. Cardiff
Cardiff, the capital city of Wales, provides some of the highest rental yields and rental income. Currently, the average rental yield for buy-to-let properties in Cardiff is 6.59%. Investors can expect to achieve higher yields by renting to students of Cardiff University. One- or two-bedroom flats near the university campus usually command higher rent.
7. Swansea
Swansea, Wales’s second-largest city.), also offers attractive rental yields for investment property investors. The city is home to Swansea University, which provides a steady stream of student tenants. Buy-to-let yields in Swansea currently stand at 6.92%, with the potential to increase. For the best returns, target flats or houses within walking distance of the university.
8. Newport
Newport, the third largest city in Wales, provides lower but more stable rental yields and rental income. The city has a diverse economy, with many large employers providing employment opportunities. Rental yields for standard two- or three-bedroom houses in Newport are around 5.12% per annum. Investors seeking higher returns can consider multi-unit properties like semi-detached houses, which often translate to yields of up to 6% due to higher rent potential.
Overview of Rental Yields in Scotland for 2025
In 2025, Scotland offers property investors good rental yields in the UK, driven by increasing annual rental income, especially in its largest cities. Based on our analysis, Scottish rental yields currently average around 6% nationally. However, yields in major cities like Edinburgh and Glasgow are significantly higher at over 7% due to strong tenant demand and limited supply.
3 Top Cities for Rental Yields in Scotland
| CITY | RENTAL YIELD (AVERAGE) |
|---|---|
| Edinburgh | 4–6% |
| Glasgow | 6.73% |
| Aberdeen | 5.5% |
Here are 3 top picks for the best rental yields in Scotland:
9. Edinburgh
Scotland’s capital city, Edinburgh, is forecast to provide one of the highest average rental yields and rental income in Scotland in 2025 — an average of 4–6%, with some areas boasting rates of up to 7.5%. House prices in Edinburgh continue to rise due to its popularity and limited housing stock, but rents have risen at a faster pace, pushing up yields for buy-to-let investors. Popular areas of the city for renters include Leith, Newington, and Bruntsfield, where rental yields have remained high due to high demand from students and young professionals.
10. Glasgow
Home to Scotland’s largest university, the University of Glasgow, this city provides attractive yields, especially in the city centre and West End. The current average rental yield in the city is about 6.73%, with certain areas experiencing annual returns of up to 8%. Yields are higher in areas popular with students like Hillhead, Partick, and Finnieston, where purpose-built student accommodations and tenement flats provide highly profitable returns. Likewise, the completion of major infrastructure projects has improved connectivity and encouraged businesses to relocate to Glasgow, boosting the city’s economy and tenant demand.
11. Aberdeen
Aberdeen, Scotland’s third-largest city, currently provides higher than average rental yields and rental income for Scotland at around 5.5%. Historically an important centre for fishing and shipping, Aberdeen now has a strong economy focused on the oil industry and renewable energy. While house prices and rents declined in recent years due to the oil price crash, we expect both to recover and rise over the next few years as the oil market stabilises, improving rental yields for investors. Popular, high-yield areas for renters include the city centre, Old Aberdeen, and Hazlehead.
Overview of Rental Yields in Northern Ireland for 2025
In Northern Ireland, rental yields have increased significantly over the past several years due to a shortage in housing supply paired with strong demand and rising annual rental income. According to recent statistics, the average rental yield for buy-to-let properties in Northern Ireland reached 6.11% in 2025, identifying this region as one of the few places offering good rental yields in the UK.
3 Top Cities for Rental Yields in Northern Ireland
| CITY | RENTAL YIELD (AVERAGE) |
|---|---|
| Belfast | 6.1% |
| Derry | 4.3% |
| Newry | 2.7% |
Here are 3 top cities with good rental yields in Northern Ireland, UK:
12. Belfast
Belfast, the capital city of Northern Ireland, offers some of the highest rental yields and rental income in the region. As of 2025, the average rental yield for buy-to-let properties in Belfast is 6.16%. The increasing popularity of Belfast for both living and tourism, along with its affordable property prices, helps drive the city’s strong rental demand and yields.
13. Derry
The walled city of Derry (or Londonderry) has a vibrant cultural scene and stunning architecture, attracting many visitors and new residents. In 2025, the average rental yield for buy-to-let properties in Derry reached 4.3%. Areas with a large student population and young professionals, such as Bogside, Brandywell, and Creggan, command the highest returns.
14. Newry
Newry, a historic city in County Down situated near the border of Northern Ireland and the Republic of Ireland, provides rental yields and rental income of 2.7% on average. The BT34 and BT35 postcodes cover Newry City Center and Camlough, where yields tend to be higher due to the high demand for city centre living and easy access to amenities.
Frequently Asked Questions
What is a good net yield on rental property in the UK?
In the UK, a good net yield on a rental property typically falls between 5% and 8%, considering the national average of 5.03%. However, this can vary significantly depending on the location, type of property, and market conditions.
The net rental yield considers all the additional costs associated with owning a rental property, including maintenance, property management fees, insurance, and void periods, and is a more accurate reflection of the potential return on investment compared to the gross rental income.
Remember, while yields provide a useful benchmark, they’re just one factor to consider when evaluating a rental property investment. It’s also essential to consider the potential for capital growth, the stability of the rental market in the specific area, and your personal financial situation.
Always make sure to conduct thorough research or consult with a property investment professional before making any investment decisions.
Which city has the highest rental yield in the UK?
Nottingham, Manchester, and Glasgow top the chart for the highest rental yields in the UK, with average yields of over 6%. These cities provide attractive opportunities for property investors due to their robust rental markets.
What is the average good rental yield in the UK in 2025?
The average rental yield in the UK as of 2025 is driven by increasing annual rental income. As of August 2025, the average rental yield in the UK is anticipated to range between 5% and 8%. A yield of 5–6% is generally regarded as good, while anything above 6% is considered very good.
Conclusion
Overall, the rental market continues to show promising signs for investors seeking good rental yields in the UK. By paying close attention to the latest market trends, researching up-and-coming UK property areas, and crunching the numbers to determine accurate rental yields and cash flow projections, you can make informed investment decisions. Though no investment is without risks, the cities explored in this post indicate the UK rental property market should remain an attractive asset class for buy-to-let investors and those looking to generate passive income through real estate. Contact us today to discuss your property investment plans!
Disclaimer: Any information provided by Baron & Cabot does not constitute financial advice and is for educational purposes only.
