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Comparing 4 cities
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| Metric | Liverpool The UK's highest-yielding major city. | Birmingham Second city. First-rate growth fundamentals. | Sheffield Undervalued, under-supplied, outperforming. | Leeds The financial capital of the North. |
|---|---|---|---|---|
| Gross yield range | 6.5–9% | 5–6.8% | 6.5–8.5% | 5.5–7.2% |
| Entry price | £115,000–£245,000 | £180,000–£410,000 | £135,000–£260,000 | £165,000–£320,000 |
| Population forecast | 510,000 by 2030 | 1.2m by 2030 | 600,000 by 2030 | 820,000 by 2030 |
| Price growth forecast | +21.1% (2024-29) | +19.9% (2024-29) | +18.6% (2024-29) | +21.4% (2024-29) |
| Rental growth forecast | +19.3% (2024-28) | +18.4% (2024-28) | +17.2% (2024-28) | +19.0% (2024-28) |
| New homes pipeline | 7,200 new homes (5-yr) | 17,000 (Smithfield alone) | 5,500 new homes (5-yr) | 9,000 new homes (5-yr) |
| Universities | 3 universities | 5 universities | 2 universities | 2 universities |
| Student population | 70,000 students | 80,000+ students | 60,000 students | 105,000 students |
| City-centre businesses | — | — | — | — |
| Median age | 31.4 years | 33.7 years (ONS 2024) | 40 years S1 (younger than city avg 40.9) | 36.4 years (ONS 2022) |
| Private renters | 38% renting privately | 22.6% citywide; 29.4% in B1 | 18.9% private rented S1 | 21.8% citywide; LS1 skews younger and higher |
| Graduate retention | 52% graduate retention | 41% (Savills 2024) | 42% | 39% (Centre for Cities) |
| Household income | £34,800 city-centre | £28,648 avg salary B1 | £28,276 avg salary S1 | £29,767 avg salary LS1 |
| Target tenant | Young professionals, graduates and healthcare workers, strong student-to-professional pipeline from 3 universities | Young professionals 25–34 in legal, financial, HS2 and professional services. Five universities add a strong graduate pipeline. Asian professional demographic particularly prominent in Colmore Row and Brindleyplace postcodes. | 67,000 students across University of Sheffield and Sheffield Hallam, plus young professionals in advanced manufacturing, digital and healthcare renting in Kelham Island, Heart of the City and Devonshire Quarter. | Young professionals 25–35 in finance, legal and digital/tech (Channel 4, Bank of England northern hub) and Russell Group graduates, renting in The Calls, Wellington Place and the South Bank. |
| Top regen project | Liverpool Waters · £5.5bn | Paradise Birmingham · £1.2bn | Heart of the City II · £470m | Leeds South Bank · Multi-£bn programme |
| Regen pipeline | 4 major schemes | 4 major schemes | 4 major schemes | 4 major schemes |
| Key neighbourhoods | Baltic Triangle (L1) · Ropewalks · Liverpool Waters · Knowledge Quarter | Digbeth · Jewellery Quarter · Snow Hill & Colmore Business District · Broad Street & Westside | Kelham Island · Devonshire Quarter · Ecclesall Road (S11) · Attercliffe | South Bank · Holbeck Urban Village · Headingley (LS6) · The Calls |
| Transport highlight | Liverpool Lime Street: 2h 10m to London Euston | New Street & Moor Street, 1h 22m to London | Sheffield Station, 2h 06m to London | Leeds Station, 2h 13m to London Kings Cross |
| Full market brief → | Full market brief → | Full market brief → | Full market brief → |
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