10 Best & 10 Hardest Places to Invest in Property
Use Samuel Leeds’ 17+ years of property investing experience to understand which UK markets offer the strongest opportunities, and which may require more caution or a different strategy.
Don’t guess where to invest!
know exactly where the numbers work.
Where You Invest Matters as Much as What You Buy
The UK property market is not one single market. Property prices, rental demand, yields, licensing rules, regeneration and planning restrictions can vary significantly from one town or city to another.
A strategy that works exceptionally well in one location may be much harder to make work somewhere else.
In this guide, Samuel Leeds compares 20 UK property markets using practical investment criteria to highlight where opportunities may be strongest and where investors may need to adapt their approach.
How Each Property Market Was Assessed
The locations in this guide were assessed using a combination of practical property investment factors, including:
TYPICAL PROPERTY PRICES & AFFORDABILITY
RENTAL DEMAND & ACHIEVEABLE YIELDS
LOCAL EMPLOYMENT & POPULATION TRENDS
REGENERATION & INFRASTRUCTURE INVESTMENT
POTENTIAL LONG-TERM CAPITAL GROWTH
ARTICLE 4 DIRECTIONS & HMO PLANNING RESTRICTIONS
LOCAL LICENSING REQUIREMENTS
SUITABILITY FOR PROPERTY INVESTMENT STRATEGIES
No location is automatically “good” or “bad”. The right area depends on your strategy, budget, experience and investment goals.
Inside the Free Guide, You’ll Discover.
10 locations with strong potential
See where affordability, rental demand and growth potential are combining well.
10 more challenging property markets
Understand why some areas can be harder to make work and what investors need to consider.
How rental yields affect viability
Learn why headline property prices only tell part of the story.
How Article 4 can impact your strategy
See how local restrictions can change what is possible in different areas.
Which strategies may suit different markets
Understand where approaches such as BRRR, HMO, buy-to-let or serviced accommodation may fit.
How to assess an area before investing
Learn what to look at beyond national averages, headlines and hype.
Sneak Peek: The Best Places to Invest
Liverpool – Affordable Entry and Strong Rental Demand
Liverpool remains attractive to many property investors because of relatively affordable property prices, strong tenant demand and regeneration across several parts of the city. Depending on the area and property, strategies such as buy-to-let, BRRR, HMOs and serviced accommodation may be viable.
Manchester – Strong Economy and Rental Demand
Manchester combines a large employment market, major regeneration, strong rental demand and continued population growth. Property prices are higher than in some neighbouring northern cities, but the depth of the rental market continues to attract investors.
Leeds – Affordability Meets Strong Demand
Leeds offers a large employment base, major universities, strong tenant demand and property prices that can remain more accessible than some other large UK cities. Different parts of Leeds suit different strategies, so careful area selection remains important.
Sneak Peek: The Hardest Places to Invest
“Hardest” does not mean “uninvestable”.
These locations may have excellent long-term fundamentals, but factors such as high purchase prices, lower yields, seasonal demand or tighter regulation can make them harder for some investors to make work.
Central London – High Entry Costs and Lower Yields
Central London offers global demand and long-term appeal, but high purchase prices can make strong cash flow harder to achieve. It may be better suited to investors focused on capital growth, development or more specialist opportunities rather than straightforward high-yield buy-to-let.
Oxford – Excellent Demand, High Barriers to Entry
Oxford benefits from strong employment, major universities and sustained housing demand, but high property prices and tighter planning constraints can make deals harder to structure. Best suited to: Investors with more capital, specialist strategies or a strong understanding of local planning and licensing.
Cornwall – Strong Tourism, Greater Seasonality
Cornwall can perform well for holiday lets and serviced accommodation, but demand can be more seasonal and local planning or licensing rules may affect short-term rental strategies. Best suited to: Investors who understand seasonal occupancy, tourism demand and local regulation.
Want to see the full list of all 20 locations?
Download the free guide to see which areas made the cut, which are more challenging, and why.
How Should You Choose Where to Invest in UK Property?
The best investment location is not necessarily the cheapest city or the area with the highest headline rental yield.
Investors should consider:
PURCHASE PRICE
EXPECTED RENT
LOCAL DEMAND
COMPETING PROPERTIES
LOCAL RESTRICTIONS
REGENERATION & INFRASTURCTURE
EXIT STRATEGY
A strong deal in an average market can often be better than an average deal in a fashionable market.
FREQUENTLY ASKED QUESTIONS
What makes a good area for property investment?
A strong property investment area usually combines sustainable rental demand, realistic purchase prices, healthy yields, employment or population growth and an investment strategy that fits the local market.
Which UK cities have the best rental yields?
Rental yields vary considerably by postcode, property type and strategy. Northern cities often offer higher headline yields than more expensive parts of the South, but investors should assess the individual deal rather than rely on city-wide averages.
Is London still worth investing in?
London can still offer attractive opportunities, particularly for investors focused on capital growth, development or specialist strategies. However, high purchase prices can make strong cash flow harder to achieve.
What is the best place for a beginner property investor?
Beginners often benefit from areas where property prices are relatively accessible, rental demand is established and the chosen strategy is straightforward to understand and manage.
How does Article 4 affect where I should invest?
An Article 4 Direction can remove certain permitted development rights in a defined area. For HMO investors, this may mean planning permission is required where it would otherwise not have been. Always check the local authority position before purchasing.
Should I invest near where I live?
Investing close to home can make viewings, refurbishment and management easier, but it should not override the fundamentals of the deal. Some investors successfully invest further away by building strong local teams and systems.
Can you still make money in the “hardest” locations?
Yes. More challenging markets can still contain excellent opportunities, but they may require more capital, specialist knowledge or a different investment strategy.
How often should I reassess an investment area?
Property markets, planning policies, licensing and rental demand can change. Investors should review local data and regulations before every purchase rather than assuming an area remains attractive indefinitely.
Get the Complete List of All 20 Locations
Download the full guide to see Samuel’s commentary on each area, including:
RENTAL YIELD CONSIDERATIONS
GROWTH POTENTIAL
ARTICLE 4 & LICENSING FACTORS
WHICH STRATEGIES MAY SUIT EACH LOCATION
WHAT INVESTORS SHOULD INVESTIGATE BEFORE BUYING
Important: Information in this guide and on this page was considered accurate at the time of publication. Property prices, rental demand, planning policy, licensing requirements and market conditions can change. Always conduct your own due diligence and seek appropriate professional advice before making an investment decision.
About Samuel Leeds
Samuel Leeds is a UK property investor and educator with more than 17 years of experience across property investment strategies including buy-to-let, HMOs, BRRR, serviced accommodation and property development.
This guide draws on Samuel’s practical experience of assessing property markets and investment opportunities across the UK.