BuyAssociation City Index
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BuyAssociation’s City Index gives investors an instant overview of six key cities – Birmingham, Leeds, Manchester, Stockport, Liverpool and Nottingham. It provides core data on everything from average house prices to rents, area demographics and average yields. It is compiled using respected data sources, such as the Land Registry, ONS and Zoopla and is updated on a monthly basis.
Last Updated: 16th October 2025
Average House Prices (2025)
| City | Average House Price | Source & Date | Price Growth YoY |
| Liverpool | £174,000 | ONS June 2025 | 6.80% |
| Manchester | £249,000 | ONS July 2025 | -2.50% |
| Stockport | £308,000 | ONS June 2025 | 5.00% |
| Leeds | £238,000 | ONS June 2025 | 5.20% |
| Birmingham | £229,000 | ONS June 2025 | 1.20% |
| Nottingham | £191,000 | ONS June 2025 | 1.30% |
Average Rents (2025)
| City | Monthly Rent | Source & Date | Rent Growth YoY |
| Liverpool | £860 | ONS July 2025 | 9.50% |
| Manchester | £1,317 | ONS August 2025 | 5.10% |
| Stockport | £1,057 | ONS July 2025 | 7.50% |
| Leeds | £1,100 | ONS July 2025 | -0.80% |
| Birmingham | £1,063 | ONS July 2025 | 6.20% |
| Nottingham | £989 | ONS July 2025 | 7.40% |
Price Growth Last 5 Years (2020-2025)
| City | 5-Year Growth (Land Registry) | July 2020 Price | July 2025 Price |
| Liverpool | 41.6% | £128,410 | £181,809 |
| Manchester | 42.4% | £175,019 | £249,231 |
| Stockport | 27.9% | £238,864 | £305,549 |
| Leeds | 27.6% | £187,892 | £239,762 |
| Birmingham | 22.5% | £187,591 | £229,780 |
| Nottingham | 32.4% | £149,938 | £198,500 |
Rental Growth Last 5 Years (2020-2025)
| City | 5-Year Rental Growth | Regional Context |
| Liverpool | 35-40% | North West average growth, student demand |
| Manchester | 30-35% | Strong growth, now moderating |
| Stockport | 35-40% | Greater Manchester premium location |
| Leeds | 25-30% | Yorkshire region slower growth recently |
| Birmingham | 40-45% | West Midlands strong rental growth |
| Nottingham | 20-25% | Steady growth, student-driven demand |
Average rental yields (Zoopla)
| City | 5-Year Rental Growth | Regional Context |
| Liverpool | 7.7% | Highest overall yields |
| Manchester | 6.6% | Consistent, reliable yields |
| Stockport | 6-8% | High potential growth area |
| Leeds | 6.4% | Up to 12% in certain postcodes |
| Birmingham | 6.4% | Up to 6.9% in premium areas |
| Nottingham | 6.6% | Up to 12% in certain postcodes |
Affordability (Price-to-Earnings Ratio)
| City | Estimated Ratio | Affordability Level |
| Liverpool | 5.7x | Most Affordable |
| Manchester | 8.2x | Moderate |
| Stockport | 7.5x | Moderate |
| Leeds | 7.9x | Moderate |
| Birmingham | 7.6x | Moderate |
| Nottingham | 6.3x | Good Affordability |
Population and Growth
| City | Population (2025) | Growth Rate | Metro Area |
| Liverpool | 480,000 | +6.1% (2011-2021) | 1.4M |
| Manchester | 530,000 | Stable | 2.7M |
| Stockport | 295,000 | +0.25% median age change | Part of Greater Manchester |
| Leeds | 809,000 | +8.0% (2011-2021) | 1.8M |
| Birmingham | 1.16M | Growing to 1.24M by 2030 | 2.9M |
| Nottingham | 324,000 | +14% (2001-2011) | 920K |
Universities and Students
| City | Student Numbers | Universities | % of Population |
| Liverpool | 70,000+ | 3 major (Liverpool, LJMU, Hope) | 14.60% |
| Manchester | 100,000+ | 4 major institutions | 18.90% |
| Stockport | 5,000 | Stockport College (part of GM) | 1.70% |
| Leeds | 200,000+ | 5 universities (Leeds, Leeds Met, Trinity) | 24.70% |
| Birmingham | 80,000+ | 5 universities (Birmingham, BCU, Aston) | 6.90% |
| Nottingham | 60,000+ | 3 universities (Nottingham, Trent, Law) | 18.50% |
Average Age Demographics
| City | Median Age | Source |
| Liverpool | 36.05 years | LandTech 2023 |
| Manchester | 31 years | Census 2021 |
| Stockport | 42.26 years | LandTech 2023 |
| Leeds | 36 years | ONS Census 2021 |
| Birmingham | 35-37 years | Estimated from various regional data |
| Nottingham | 33-35 years | Young due to large student population |
Main Industries
| City | Key Industries | Major Employers |
| Liverpool | Port/Logistics, Healthcare, Tourism, Higher Ed | Royal Liverpool Hospital, Merseytravel, Universities |
| Manchester | Finance, Media, Technology, Healthcare | BBC, ITV, Financial services, NHS |
| Stockport | Advanced Manufacturing, Aerospace, Business Services | Airbus, Kellogg’s, Robinsons Brewery |
| Leeds | Finance, Legal, Healthcare, Technology | Financial services, NHS, Universities, Tech companies |
| Birmingham | Manufacturing, Finance, Healthcare, Technology | Jaguar Land Rover, HSBC, NHS, HS2 |
| Nottingham | Manufacturing, Healthcare, Higher Ed, Creative Industries | NHS, Universities, Boots, E.ON, Experian |
Connectivity
| City | Rail | Airport | Roads |
| Liverpool | Merseyrail, West Coast Main Line | John Lennon Airport | M62, M57, M58 |
| Manchester | Piccadilly Station, Metrolink | Manchester Airport | M60, M62, M56 |
| Stockport | West Coast Main Line, TransPennine | Manchester Airport (nearby) | M60, A6 |
| Leeds | Leeds Station, TransPennine, East Coast Main Line | Leeds Bradford Airport | M1, M62, A1(M) |
| Birmingham | New Street, Curzon Street (HS2) | Birmingham Airport | M6, M42, M5 |
| Nottingham | Nottingham Station, NET tram | East Midlands Airport | M1, A52, A46 |
Major Infrastructure Projects & Investment Impact
| City | Key Projects | Timeline | Investment Value | Property Impact |
| Liverpool | Baltic Triangle regeneration, Lime Street Gateway, Northern Powerhouse Rail (NPR) (if delivered) | 2024-2028+ | £500M+ | City centre premium, NPR potential boost |
| Manchester | TransPennine Route Upgrade, Northern Powerhouse Rail (NPR), Airport expansion | 2025-2032 | £11B+ confirmed | TRU delivering improvements, NPR development |
| Stockport | Stockport Interchange, town centre masterplan | 2024-2027 | £800M+ | Transport hub premium, regeneration uplift |
| Leeds | TransPennine Route Upgrade, East Leeds Orbital Route, West Yorkshire Mass Transit, Station masterplan | 2025-2032 | £13B+ confirmed | Major connectivity and regeneration programme |
| Birmingham | HS2 Phase 1 only (London-Birmingham), delayed to 2030s+ | 2030s+ | £66B+ | Reduced scope but still transformational |
| Nottingham | NET Phase 3 (tram expansion), Southern Gateway | 2025-2028 | £300M+ | Improved connectivity, station area development |
