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Comparing 4 cities
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| Metric | London Global capital. Global demand. Long-term capital. | Sheffield Undervalued, under-supplied, outperforming. | Liverpool The UK's highest-yielding major city. | Manchester The UK's fastest-growing regional capital. |
|---|---|---|---|---|
| Gross yield range | 3.5–5.5% | 6.5–8.5% | 6.5–9% | 5.5–7.5% |
| Entry price | £320,000–£1,250,000 | £135,000–£260,000 | £115,000–£245,000 | £189,000–£345,000 |
| Population forecast | 9.6m by 2030 | 600,000 by 2030 | 510,000 by 2030 | 630,000 by 2030 |
| Price growth forecast | +13.9% (2024-29) | +18.6% (2024-29) | +21.1% (2024-29) | +31.2% (2024-29) |
| Rental growth forecast | +15.1% (2024-28) | +17.2% (2024-28) | +19.3% (2024-28) | +21.7% (2024-28) |
| New homes pipeline | 37,000 pa (vs 340k need) | 5,500 new homes (5-yr) | 7,200 new homes (5-yr) | 10,788 new homes (4-yr) |
| Universities | 40+ universities | 2 universities | 3 universities | 4 universities |
| Student population | 420,000+ students | 60,000 students | 70,000 students | — |
| City-centre businesses | — | — | — | 10,500+ companies |
| Median age | 35 years (lowest in England); inner-east boroughs 30–32 | 40 years S1 (younger than city avg 40.9) | 31.4 years | 29.8 years |
| Private renters | 30% London-wide; 40%+ in Tower Hamlets, Hackney, Newham | 18.9% private rented S1 | 38% renting privately | 42% renting privately |
| Graduate retention | 77% (highest in UK, Centre for Cities) | 42% | 52% graduate retention | 60% graduate retention |
| Household income | £79,555 GDHI per head Westminster + City (ONS 2023) | £28,276 avg salary S1 | £34,800 city-centre | £41,600 city-centre |
| Target tenant | City and Canary Wharf finance and tech professionals, global graduates on 3–5 year stints, international students. East End regeneration zones pick up priced-out millennials and key workers. | 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, graduates and healthcare workers, strong student-to-professional pipeline from 3 universities | Young professionals 24–38, finance/tech/media employees, typically relocating from London |
| Top regen project | Old Kent Road Opportunity Area · £10bn+ | Heart of the City II · £470m | Liverpool Waters · £5.5bn | NOMA · £800m |
| Regen pipeline | 4 major schemes | 4 major schemes | 4 major schemes | 4 major schemes |
| Key neighbourhoods | Canary Wharf & Docklands · Stratford & Olympic Park · Elephant & Castle · Woolwich & Abbey Wood | Kelham Island · Devonshire Quarter · Ecclesall Road (S11) · Attercliffe | Baltic Triangle (L1) · Ropewalks · Liverpool Waters · Knowledge Quarter | Ancoats · Northern Quarter · Greengate & Salford Central · Deansgate & Castlefield |
| Transport highlight | 6 international airports | Sheffield Station, 2h 06m to London | Liverpool Lime Street: 2h 10m to London Euston | Manchester Piccadilly: 2h 07m to London Euston |
| Full market brief → | Full market brief → | Full market brief → | Full market brief → |
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