Neighbourhood · Leeds
Horsforth South & Rawdon: house prices and how the area is changing
Official figures for the Horsforth South & Rawdon neighbourhood of Leeds, England (ONS area Leeds 027). Headline figures assembled 20 October 2026. Postcodes BD10, LS13, LS18, LS19. Figures that read a point use the neighbourhood's centre, near LS18 5EW.
One of the most affluent neighbourhoods in England, with signals pointing away from gentrification
Horsforth South & Rawdon is one of the most affluent neighbourhoods in England. But area signals point away from gentrification against Leeds (4 of 18 signals falling, 1 rising). Houses here typically resell for £377,000 and flats for £156,750 (median resale prices, 2023-2025). Recorded crime is lower than across Leeds (0.5 times the borough's rate), schools nearby are improving slower than the council's and the nearest railway station, Horsforth, is 2.3 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
£377,000
Median resale price of houses in the neighbourhood, 2023-2025; +26% against 2017-2019.
Source: HM Land Registry Price Paid Data
Typical flat price
£156,750
Median resale price of flats in the neighbourhood, 2023-2025; +1% 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 -0.32; 1 of 18 signals up, 4 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 5 small areas range from decile 5 to 10.
Source: MHCLG English Indices of Deprivation 2025
Average household income
£70,700
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
Slower than the council's
Nearby state schools' latest Ofsted inspections and results, against the council's schools.
Source: Ofsted, Department for Education
Where Horsforth South & Rawdon sits in Leeds
- Typical house price: 13th highest of the 105 neighbourhoods in Leeds with enough house sales for one
- Typical flat price: 24th highest of the 56 neighbourhoods in Leeds with enough flat sales for one
- Average household income: 4th 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 Horsforth South & Rawdon
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
1 of 18 counted signals point towards rising affluence against Leeds, 4 the other way and 13 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
- Homes selling
Falling behind the borough
- Resale prices
- Schools improving
- Catching up with neighbouring areas
- Benefit claims (DWP)
Stations and schools nearby
Nearest station
- Horsforth Railway station, 2.3 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 West End Primary School 600 m from the neighbourhood's centre. Ofsted: Ungraded visit: School remains Good (Apr 2024).
- Nearest state secondary school Horsforth 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 Horsforth South & Rawdon
What is the typical house price in Horsforth South & Rawdon?
£377,000. Median resale price of houses in the neighbourhood, 2023-2025; +26% against 2017-2019.
How does Horsforth South & Rawdon compare with the rest of Leeds?
Typical house price: 13th highest of the 105 neighbourhoods in Leeds with enough house sales for one. Typical flat price: 24th highest of the 56 neighbourhoods in Leeds with enough flat sales for one. Average household income: 4th highest of 107 neighbourhoods in Leeds.
Is Horsforth South & Rawdon an affluent area?
Among the most affluent. How well off the neighbourhood is now, from household income, home prices and deprivation.
Is Horsforth South & Rawdon gentrifying?
Moving the other way. Weighted balance -0.32; 1 of 18 signals up, 4 down, against the borough.
What is the nearest station to Horsforth South & Rawdon?
Horsforth. Railway station, 2.3 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 Horsforth South & Rawdon?
Nearest state primary school. West End Primary School. 600 m from the neighbourhood's centre. Ofsted: Ungraded visit: School remains Good (Apr 2024). Nearest state secondary school. Horsforth 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 Horsforth South & Rawdon?
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Prepare a full report for a home here See a sample reportNearby neighbourhoods in Leeds
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- All 107 neighbourhoods in Leeds
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.