A deep transaction base coexists with a thin pending pipeline, sharpening the case for conversion-led schemes and smaller infill bets across LS6, LS2 and LS11.
Leeds turned over 8,071 residential transactions in the past twelve months at a £235,000 median, yet only three relevant residential applications sit in the council's live pipeline as of mid-May 2026, with combined pending units of just 4 and estimated GDV of £771,000 on the public-access portal.
Market data at a glance
Source: HM Land Registry Price Paid, rolling 12 months.
Approval-rate breakdown for Leeds is still indexing. National 12-month average sits at ~83% for major residential schemes.
Source: HM Land Registry Price Paid Data. Median computed across all registered transactions per period.
Development pipeline
Construction of 31 storey building providing 399 dwellings (Use Class C3) incorporating ancillary amenity space, landscaping and other associated works NON MATERIAL AMENDMENT to 22/02970/FU Amendment to the wording of condition 9.
Variation of condition 2 (Approved Plans) of previous approval 25/05605/RM (Reserved Matters Application for Approval of Landscaping for the erection of 67 dwellings pursuant to outline approval 18/01501/OT) for amendments to site levels, layout of units 26 to 28 and plots 7 and 8, installation of retaining wall along eastern boundary, addition of access steps to ecology zone
Variation of conditions 17 (hard landscaping scheme) and 18 (landscape management plan) to previously approved Planning Application 21/01220/FU (in relation to Construction of 42 houses with associated access, parking, landscaping and public open space including demolition of two houses) for a revised landscaping scheme
Listed Building Application for internal and external works associated with the proposed use of first floor and second floor from class E (offices) to class C4 (residential) for multi-occupation, comprising 17 units with shared facilities on each floor and use of part ground floor area from class E (offices) to Sui generis (sandwich shop/cold food takeaway); new residential entrance facing David Street, refurbishment of existing windows and addition of new windows and solar panels
Change of use of first floor and second floor from class E (offices) to class C4 (residential) for multi-occupation, comprising 17 units with shared facilities on each floor and use of part ground floor area from class E (offices) to Sui generis (sandwich shop/cold food takeaway); new residential entrance facing David Street, refurbishment of existing windows and addition of new windows and solar panels
Variation of condition 2 (approved plans) to previously approved Planning Application 24/00748/FU (Demolition of vacant buildings and redevelopment of the site with 8 dwellings, with new access and landscaping) for alterations associated with new siting of a replacement proposed double garage
Source: Leeds City Council portal. GDV estimates use local sales medians by property type.
Sales activity
| Date | Address | Type | Tenure | Price |
|---|---|---|---|---|
29 June 2026 | 24, BLAKENEY GROVE | T | F | £185,000 |
26 June 2026 | 6, LARKHILL GREEN | S | F | £255,000 |
26 June 2026 | 440, LEEDS & BRADFORD ROAD | S | F | £225,000 |
26 June 2026 | 21, TINGLEY COMMON | S | F | £320,000 |
26 June 2026 | 4, CENTURY FIELDS | S | F | £300,000 |
26 June 2026 | 38, CLIFFE PARK DRIVE | T | F | £205,000 |
26 June 2026 | 44, THE CANTER | S | F | £240,000 |
25 June 2026 | 64, KINGSWEAR CRESCENT | S | F | £255,000 |
Eight thousand sales a year and four pending units in the queue is not a balanced market.
For developers
Outlook
We arrange senior debt, mezzanine and equity for development schemes from £500k to £50m. No upfront fees, indicative terms in 48 hours.
Methodology: Pending GDV is estimated by multiplying declared unit counts by local sales medians for the corresponding property type. Approval rate is the share of decided applications (last 12 months) granted permission. Sold-price changes are year-on-year comparisons of the median sale price. Pipeline activity refers to residential development applications only — household extensions, conditions variations, and other non-development applications are excluded. Construction Capital is a trading name of Lenzie Consulting Ltd. (08174104).