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Neighbourhood · Leeds

Farnley West & Gamble Hill: house prices and how the area is changing

Official figures for the Farnley West & Gamble Hill neighbourhood of Leeds, England (ONS area Leeds 080). Headline figures assembled 21 October 2026. Postcodes LS12, LS13, LS27. Figures that read a point use the neighbourhood's centre, near LS12 5HA.

A neighbourhood with below-average incomes, showing some signs of gentrification

Farnley West & Gamble Hill is a neighbourhood with below-average incomes; it shows some signs of gentrification against Leeds (2 of 19 signals rising, none falling). Houses here typically resell for £200,000 (median resale price, 2023-2025). Recorded crime is higher than across Leeds (1.4 times the borough's rate), schools nearby are improving in line with the council's and the nearest railway station, Bramley (West Yorks), is 2.1 km from the neighbourhood's centre.

The neighbourhood in brief, from the figures on this page. Summary updated 21 October 2026; source dates are shown below.

Typical house price

£200,000

Median resale price of houses in the neighbourhood, 2023-2025; +38% against 2017-2019.

Source: HM Land Registry Price Paid Data

Affluence today

Below average income

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

Some signs

Weighted balance +0.16; 2 of 19 signals up, 0 down, against the borough.

Source: Official statistics on prices, incomes, benefits, businesses, schools and more (a full report shows every signal)

Deprivation

Decile 2 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 1 to 6.

Source: MHCLG English Indices of Deprivation 2025

Average household income

£43,600

ONS estimate for the neighbourhood (modelled, with a margin of error).

Source: Office for National Statistics

Recorded crime

1.4 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 Farnley West & Gamble Hill sits in Leeds

  • Typical house price: joint 29th lowest of the 105 neighbourhoods in Leeds with enough house sales for one
  • Average household income: joint 28th lowest of 107 neighbourhoods in Leeds

Ranked among the council's neighbourhoods by the figures on each one's own page, checked 21 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 Farnley West & Gamble Hill

House prices: Farnley West & Gamble Hill against Leeds: This neighbourhood £47k (1995) to £193k (2026); Leeds £48k (1995) to £258k (2026).£70k£230k2026202120162011200620011995This neighbourhood£193kLeeds£258k
Median resale price of houses each year here and across Leeds, 1995 to 2026 (HM Land Registry Price Paid Data: standard sales, new builds left out). Years with fewer than 10 sales here are left out. 2026 is the year so far (dashed).

Source: HM Land Registry Price Paid Data, held locally and checked 21 October 2026. Medians each year, not a valuation of any home.

How the area is changing, signal by signal

2 of 19 counted signals point towards rising affluence against Leeds, 0 the other way and 17 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

  • Recent price momentum
  • Benefit claims (DWP)

Stations and schools nearby

Nearest station

  • Bramley (West Yorks) Railway station, 2.1 km from the neighbourhood's centre in a straight line. About 5.9 trains an hour leave between 07:00 and 19:00 on a weekday: Northern to Leeds (about 10 min) and Chester (about 135 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 Lawns Park Primary School 410 m from the neighbourhood's centre. Ofsted: Good (Mar 2020). Ungraded visit Jan 2025: Standards maintained.
  • Nearest state secondary school The Farnley Academy 610 m from the neighbourhood's centre. Ofsted: Outstanding (Sep 2023).

Schools: Department for Education, Get Information about Schools (20 October 2026); inspections: Ofsted's management information as at 30 September 2026, in Ofsted's own words. Straight-line distances; not a catchment or admissions assessment.

Questions about Farnley West & Gamble Hill

What is the typical house price in Farnley West & Gamble Hill?

£200,000. Median resale price of houses in the neighbourhood, 2023-2025; +38% against 2017-2019.

How does Farnley West & Gamble Hill compare with the rest of Leeds?

Typical house price: joint 29th lowest of the 105 neighbourhoods in Leeds with enough house sales for one. Average household income: joint 28th lowest of 107 neighbourhoods in Leeds.

Is Farnley West & Gamble Hill an affluent area?

Below average income. How well off the neighbourhood is now, from household income, home prices and deprivation.

Is Farnley West & Gamble Hill gentrifying?

Some signs. Weighted balance +0.16; 2 of 19 signals up, 0 down, against the borough.

What is the nearest station to Farnley West & Gamble Hill?

Bramley (West Yorks). Railway station, 2.1 km from the neighbourhood's centre in a straight line. About 5.9 trains an hour leave between 07:00 and 19:00 on a weekday: Northern to Leeds (about 10 min) and Chester (about 135 min).

Which state schools are nearest to Farnley West & Gamble Hill?

Nearest state primary school. Lawns Park Primary School. 410 m from the neighbourhood's centre. Ofsted: Good (Mar 2020). Ungraded visit Jan 2025: Standards maintained. Nearest state secondary school. The Farnley Academy. 610 m from the neighbourhood's centre. Ofsted: Outstanding (Sep 2023).

Each answer repeats a figure shown above, with its source there.

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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.