Neighbourhood · Leeds
Adel: house prices and how the area is changing
Official figures for the Adel neighbourhood of Leeds, England (ONS area Leeds 016). Headline figures assembled 20 October 2026. Postcodes LS16. Figures that read a point use the neighbourhood's centre, near LS16 8NW.
One of the most affluent neighbourhoods in England, with signals pointing away from gentrification
Adel is one of the most affluent neighbourhoods in England. But area signals point away from gentrification against Leeds (3 of 18 signals falling, 3 rising). Houses here typically resell for £484,000 and flats for £148,500 (median resale prices, 2023-2025). Recorded crime is lower than across Leeds (0.5 times the borough's rate), schools nearby are improving in line with the council's and the nearest railway station, Horsforth, is 2.9 km from the neighbourhood's centre.
The neighbourhood in brief, from the figures on this page. Summary updated 20 October 2026; source dates are shown below.
Typical house price
£484,000
Median resale price of houses in the neighbourhood, 2023-2025; +18% against 2017-2019.
Source: HM Land Registry Price Paid Data
Typical flat price
£148,500
Median resale price of flats in the neighbourhood, 2023-2025; +20% against 2017-2019.
Source: HM Land Registry Price Paid Data
Affluence today
Among the most affluent
How well off the neighbourhood is now, from household income, home prices and deprivation.
Source: ONS, HM Land Registry, MHCLG Indices of Deprivation
Signs of gentrification
Moving the other way
Weighted balance -0.12; 3 of 18 signals up, 3 down, against the borough.
Source: Official statistics on prices, incomes, benefits, businesses, schools and more (a full report shows every signal)
Deprivation
Decile 10 of 10
English Indices of Deprivation 2025: 1 is the most deprived tenth of neighbourhoods, 10 the least. At the neighbourhood's centre; its 4 small areas range from decile 10 to 10.
Source: MHCLG English Indices of Deprivation 2025
Average household income
£68,000
ONS estimate for the neighbourhood (modelled, with a margin of error).
Source: Office for National Statistics
Recorded crime
0.5 times the borough's rate
Crimes recorded by the police over 12 months (not anti-social behaviour) per resident, against the borough. Crime per resident can overstate the risk in busy centres where many people work or visit.
Source: Police.uk
Schools getting better
In line with the council's
Nearby state schools' latest Ofsted inspections and results, against the council's schools.
Source: Ofsted, Department for Education
Where Adel sits in Leeds
- Typical house price: 3rd highest of the 105 neighbourhoods in Leeds with enough house sales for one
- Typical flat price: 27th lowest of the 56 neighbourhoods in Leeds with enough flat sales for one
- Average household income: joint 5th highest of 107 neighbourhoods in Leeds
Ranked among the council's neighbourhoods by the figures on each one's own page, checked 20 October 2026: typical prices are HM Land Registry resale medians over the latest three-year window, household income the ONS's modelled estimate, with a margin of error, so neighbourhoods a place or two apart may not really differ.
Prices over time in Adel
Source: HM Land Registry Price Paid Data, held locally and checked 20 October 2026. Medians each year, not a valuation of any home.
How the area is changing, signal by signal
3 of 18 counted signals point towards rising affluence against Leeds, 3 the other way and 12 in line. A reading of official statistics against the borough, not a prediction; a full report shows every signal's figures and weight. Where this reading sits among every neighbourhood in England and Wales: the gentrification league table.
Rising against the borough
- Plug-in car growth
- Solar and heat pumps
- Homes selling
Falling behind the borough
- Household income
- Catching up with neighbouring areas
- Benefit claims (DWP)
Stations and schools nearby
Nearest station
- Horsforth Railway station, 2.9 km from the neighbourhood's centre in a straight line. About 5.3 trains an hour leave between 07:00 and 19:00 on a weekday: Northern and LNER to Leeds (about 14 min); Northern to York (about 63 min).
Station locations: NaPTAN (Department for Transport). Trains: Network Rail's timetable for Tuesday 6 October 2026, with the timetabled minutes of direct trains; timetabled, not live running. Distances from the neighbourhood's centre in a straight line, walked at 4.8 km/h; the real route is longer.
Nearest state schools
- Nearest state primary school Adel St John the Baptist Church of England Primary School 410 m from the neighbourhood's centre. Ofsted: No overall grade: Good in 4 areas (Mar 2025).
- Nearest state secondary school Ralph Thoresby School 1.4 km from the neighbourhood's centre. Ofsted: Ungraded visit: School remains Good (Oct 2023).
Schools: Department for Education, Get Information about Schools (13 October 2026); inspections: Ofsted's management information as at 31 August 2026, in Ofsted's own words. Straight-line distances; not a catchment or admissions assessment.
Questions about Adel
What is the typical house price in Adel?
£484,000. Median resale price of houses in the neighbourhood, 2023-2025; +18% against 2017-2019.
How does Adel compare with the rest of Leeds?
Typical house price: 3rd highest of the 105 neighbourhoods in Leeds with enough house sales for one. Typical flat price: 27th lowest of the 56 neighbourhoods in Leeds with enough flat sales for one. Average household income: joint 5th highest of 107 neighbourhoods in Leeds.
Is Adel an affluent area?
Among the most affluent. How well off the neighbourhood is now, from household income, home prices and deprivation.
Is Adel gentrifying?
Moving the other way. Weighted balance -0.12; 3 of 18 signals up, 3 down, against the borough.
What is the nearest station to Adel?
Horsforth. Railway station, 2.9 km from the neighbourhood's centre in a straight line. About 5.3 trains an hour leave between 07:00 and 19:00 on a weekday: Northern and LNER to Leeds (about 14 min); Northern to York (about 63 min).
Which state schools are nearest to Adel?
Nearest state primary school. Adel St John the Baptist Church of England Primary School. 410 m from the neighbourhood's centre. Ofsted: No overall grade: Good in 4 areas (Mar 2025). Nearest state secondary school. Ralph Thoresby School. 1.4 km from the neighbourhood's centre. Ofsted: Ungraded visit: School remains Good (Oct 2023).
Each answer repeats a figure shown above, with its source there.
Thinking of buying in Adel?
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Prepare a full report for a home here See a sample reportNearby neighbourhoods in Leeds
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Postcode districts
Neighbourhood names: House of Commons Library, MSOA Names, Open Parliament Licence v3.0. Contains HM Land Registry data © Crown copyright and database right 2026. This data is licensed under the Open Government Licence v3.0. Contains National Statistics data © Crown copyright and database right 2026. Contains public sector information (MHCLG, Police.uk, Ofsted, Department for Education) licensed under the Open Government Licence v3.0. Station locations from NaPTAN (Department for Transport), Open Government Licence v3.0. Trains: contains information of Network Rail Infrastructure Limited licensed under the Open Government Licence v3.0. Figures describe the area, not any home, and are not a valuation or a prediction.