Sheffield and Yorkshire house prices in 2026: the latest data and what it means

What are Sheffield and Yorkshire house prices in 2026?

According to the most recent UK House Price Index for February 2026, the average house price in Yorkshire and the Humber is £248,000. Annual price growth is 3.9%, the highest of any English region. The UK average is £267,957, with annual growth of 2.7%.

This is a meaningful regional outperformance. In the previous month (January 2026), Yorkshire and the Humber's annual growth was 2.9%. The acceleration to 3.9% in February places the region clearly ahead of the rest of England.

Why are Yorkshire prices outperforming the rest of England?

Three factors are driving the regional outperformance.

Affordability. Yorkshire's average price (£248,000) is well below the UK average (£267,957) and dramatically below the South East and London. With mortgage rates at 4.5 to 5.5% for two-year fixes, more buyers can afford a Yorkshire home than a South East one. This is bringing structural demand into the region.

Migration patterns. Hybrid working has continued to support net migration from London and the South East to lower-cost regions. Yorkshire benefits more than most given its mix of cities (Sheffield, Leeds), towns, and rural areas.

Local economic strength. Sheffield's advanced manufacturing sector (including the Advanced Manufacturing Research Centre), Doncaster's logistics hub status (iPort, the East Midlands airport corridor), and Leeds' financial services growth have all supported regional employment and wage growth.

What about Sheffield specifically?

The most recent ONS data for Sheffield specifically (January 2025, the latest at the time of writing) showed an average house price of £221,000, up 6.7% year-on-year. This was higher than the regional average for that period.

Sheffield typically tracks just below the Yorkshire and Humber regional average, reflecting its mix of urban housing stock (terraces in S2, S3, S4, S6) and more affluent suburbs (Dore, Totley, Fulwood). Specific neighbourhoods vary widely:

• Dore (S17): typically £400,000 to £700,000+ for family homes
• Hillsborough (S6): typically £180,000 to £280,000 for terraced and semi-detached
• Manor (S2): typically £100,000 to £160,000 for terraced
• Crookes (S10): typically £220,000 to £350,000 for semi and terraced
• Walkley (S6): typically £160,000 to £240,000 for terraced and semi

For the latest Sheffield-specific data, see the ONS housing prices in Sheffield page.

What about Doncaster, Rotherham, Barnsley, and Chesterfield?

The wider South Yorkshire and surrounding area picture (using the latest available local authority data):

• Doncaster: average around £180,000 to £200,000. Strong growth driven by logistics employment and the East Coast Mainline connection.
• Rotherham: average around £170,000 to £190,000. Affordable family housing market with steady growth.
• Barnsley: average around £160,000 to £180,000. The most affordable of the major South Yorkshire towns.
• Chesterfield (Derbyshire, but in the South Yorkshire commuter area): average around £200,000 to £220,000.

All of these areas have followed the regional 3.9% annual growth pattern, with some variation by neighbourhood.

What's happening with rents in Yorkshire?

According to the ONS, average UK private rents increased by 3.5% in the 12 months to January 2026, the lowest annual inflation rate since March 2022. In Yorkshire and the Humber specifically, rental growth was slightly above the national average.

For context, the average UK monthly private rent reached £1,367 in January 2026. In Sheffield, rents typically range from £600 to £900 per month for a two-bedroom property, depending on area.

Is now a good time to sell a house in Yorkshire?

The market data supports the view that 2026 is a reasonable time to sell in Yorkshire, but the answer depends on your circumstances and timeline.

The case for selling now: prices are rising faster in Yorkshire than anywhere else in England. You're selling into momentum, not against it. Mortgage rates have stabilised, which has restored buyer confidence. The market is functioning normally rather than the stop-start pattern seen in 2022 and 2023.

The case for waiting: if you can hold for another year and rates fall further, more buyers will return to the market and prices may rise faster. But this is a forecast, not a guarantee.

The case for selling fast (cash buyer route): if you need certainty and speed for personal reasons, a cash sale at 80 to 85% of market value gives you control over the timeline. The trade-off is the discount in exchange for not waiting 4 to 6 months for an open-market sale.

For the city-by-city picture, see our individual location pages for Sheffield, Rotherham, Doncaster, Barnsley, and Chesterfield.

How long does it take to sell a house in Yorkshire in 2026?

For an open-market sale through an estate agent, expect:

• 4 to 8 weeks to get an offer (depends on price and area)
• 8 to 12 weeks of conveyancing once an offer is accepted
• Total: typically 4 to 6 months from listing to completion

For a cash sale: as little as 7 days from accepted offer to completion. The trade-off is on price, not speed. For more on the timing, see our guide on how long it takes to sell a house in the UK.

Common questions

What is the average house price in Sheffield in 2026?

Based on the most recent ONS data, the average house price in Sheffield is around £221,000 to £230,000, depending on the time period. Sheffield typically tracks just below the Yorkshire and Humber regional average of £248,000.

Are house prices rising in Yorkshire?

Yes. Yorkshire and the Humber recorded the highest annual house price growth of any English region in the year to February 2026, at 3.9%. The average house price in the region is £248,000. The growth has accelerated from 2.9% the previous month.

What is the average house price in Doncaster, Rotherham, and Barnsley?

Doncaster: around £180,000 to £200,000. Rotherham: £170,000 to £190,000. Barnsley: £160,000 to £180,000. All have followed the regional 3.9% annual growth pattern.

Why are Yorkshire house prices growing faster than other regions?

Three main reasons: affordability (Yorkshire prices are well below the UK average so more buyers can afford a home), continued migration from higher-cost regions, and local economic strength in advanced manufacturing (Sheffield), logistics (Doncaster), and financial services (Leeds).

How long does a house sale take in Yorkshire in 2026?

An open-market sale typically takes 4 to 6 months from listing to completion: 4 to 8 weeks to get an offer, then 8 to 12 weeks of conveyancing. A cash sale can complete in as little as 7 days.