10 Best & 10 Hardest Places to Invest in Property (2025)
Find out where the smart money is going — and which UK cities to approach with caution. Download Samuel Leeds’ free guide and plan your next profitable move.
Don’t guess where to invest! know exactly where the numbers work.
Why You Need This Guide
The property market is always changing. What worked five years ago might fail today.This guide will save you time, money, and costly mistakes…whether you’re brand new or already building a portfolio.
The UK property market keeps changing - yields shift, councils tighten rules, and new regeneration zones open up every year.
Samuel Leeds, a multimillion-pound investor and educator, has ranked the 10 best and 10 hardest places to invest in 2025 so you can make data-driven decisions, not guesses.
In this essential guide, you’ll discover:
Top 10 investment hotspots with strong yields and growth potential
10 difficult markets and how to still profit there
Expert tips for matching the right strategy to the right location
Exclusive insights from over 17 years of real-world investing
Sneak Peek: The 10 Best Places to Invest in 2025
Liverpool - The Northern Powerhouse
Affordable prices, strong yields, and every major strategy (BRR, HMO, SA) works here. Forecasted 30% growth by 2030.
Why it’s a winner: Exceptional returns and affordable entry.
Manchester - Fast-Growing Northern Capital
A modern economy, strong rental demand and up to 30% expected value rise by 2030.
Why it’s a winner: Multiple profitable strategies, strong fundamentals.
Leeds - High Yields, Lower Prices
Around 40% cheaper than Manchester with huge growth potential.
Why it’s a winner: Great balance of affordability and demand.
See the complete top 10 list - from Birmingham to Bristol - inside the free guide
Sneak Peek: The 10 Hardest Places to Invest in 2025
Central London - Low Yields, High Barriers
Glamorous but slow to cash flow; better suited for long-term appreciation or developments.
Oxford - High Entry Costs, Limited Stock
Excellent fundamentals but very expensive and regulated. Ideal for experienced investors.
Cornwall - Strong in Summer, Quiet in Winter
Great for holiday lets, but off-season demand drops and councils are tightening rules.
These areas aren’t bad - they just require more experience and capital. Learn how to adapt your strategy in the full guide
Get the complete list of all 20 cities and Samuel’s commentary on each.
Understand where Article 4 rules, yields, growth potential and how to make the right move in 2025.
Written by Samuel Leeds – property investor, educator, and mentor to thousands across the UK
What criteria were used to rank the best and hardest places?
We analysed property prices, rental yields, regeneration projects, and regulation factors like Article 4 and licensing.
Can I still profit in the ‘hardest’ areas?
Yes. These areas work best for investors with experience, capital, or development strategies.
Is this guide suitable for beginners?
Absolutely — it explains both beginner-friendly and advanced markets.