Rents and yields
What are average rents in Harrogate and Barnsley?
Last updated 4 July 2026 · Reviewed by Nick Thorpe, founder
The short answer
Harrogate is among Yorkshire's most expensive rental towns, averaging around £1,547 a month (Rightmove, March 2026), roughly double the North Yorkshire average. Barnsley averages £670 a month (ONS, March 2026), up 5.1% in a year, but gross yields run around 7% borough-wide. Premium rents at one end, stronger yields at the other.
Harrogate and Barnsley sit at opposite ends of the Yorkshire rental market. One is a spa town where rents run roughly double the North Yorkshire average, the other a borough where gross yields average around 7%. Same county, very different markets. We let and manage in both, so here are the numbers side by side.
What is the average rent in Harrogate?
Around £1,547 a month, based on Rightmove’s town average for March 2026. That is roughly double the North Yorkshire average, which tells you most of what you need to know about demand: commuters to Leeds and York, families here for the schools, and professionals who want the town centre, the Stray and the trains.
Our current letting ranges, maintained by our lettings team, as of July 2026:
| Postcode | Whole property (per month) | Room (per month) |
|---|---|---|
| HG1 | £925-£1,450 | £525-£675 |
| HG2 | £995-£1,650 | £550-£700 |
| HG3 | £950-£1,550 | £530-£680 |
These are working estimates from what we actually let, not formal valuations. The Rightmove figure above is the town-wide average. If you own in HG postcodes, our Harrogate letting team can put a number on your specific street.
What is the average rent in Barnsley?
£670 a month, the ONS average for March 2026, up 5.1% in a year. Lower rents than Harrogate by a distance, but rents are only half the story here. The other half is what the property cost you in the first place.
Our current letting ranges, maintained by our lettings team, as of July 2026:
| Postcode | Whole property (per month) | Room (per month) |
|---|---|---|
| S70 | £550-£775 | £400-£520 |
| S71 | £575-£795 | £410-£525 |
| S72 | £550-£750 | £400-£510 |
| S73 | £575-£775 | £405-£515 |
| S74 | £595-£795 | £410-£520 |
| S75 | £595-£825 | £415-£530 |
Again, estimates rather than valuations; the ONS figure is the official average. The town itself is moving too, with the Glass Works scheme in the centre and The Seam digital campus bringing jobs and footfall. Our Barnsley team lets across all six postcodes.
Which gives the better return, Harrogate or Barnsley?
Barnsley wins on yield, Harrogate wins on rent level and long-term strength. Here is the head-to-head:
| Harrogate | Barnsley | |
|---|---|---|
| Average rent | Around £1,547 a month (Rightmove, March 2026) | £670 a month (ONS, March 2026) |
| Rent trend | Roughly double the North Yorkshire average | Up 5.1% year on year |
| Typical entry price | Higher, premium stock | Roughly £125,000 to £180,000 |
| Gross yields | Lower, as higher purchase prices compress the percentage | Around 7% borough-wide; 7 to 9% in S70 and Worsbrough |
| Licensing | No selective licensing or Article 4, as of mid 2026 | Mandatory HMO licensing only, as of mid 2026 |
In Harrogate the rent is far bigger, but so is the purchase price, so the same money buys a lower percentage return and a different kind of asset: premium stock, deep tenant demand and capital strength.
Neither answer is wrong. A Harrogate landlord is usually buying quality and stability. A Barnsley landlord is usually buying cash flow. Some of our clients hold both and let each one do its job. Whatever you are weighing up, put real numbers through our yield calculator before you commit, because the borough average never bought anyone a house.
Do I need a licence to let in Harrogate or Barnsley?
Usually no. Harrogate has no selective licensing and no Article 4 direction as of mid 2026, which keeps things simple for both single lets and smaller HMOs. Barnsley runs mandatory HMO licensing only, so a licence is required where five or more occupants from two or more households share. Licensing rules change, and councils add schemes at short notice, so we confirm the current requirements with the council on every property we take on.
What would your property let for?
The tables above give you the range for your postcode. For a figure on your actual house, with its own condition, layout and parking, use our free rent estimate. We will tell you what it should let for, who the tenant is likely to be, and whether anything is holding the figure back.