Durham City Centre Rental Yields: What the Data Really Shows in 2026

Understanding rental performance in Durham has never been more important for landlords and property investors. While headline averages can be useful, they rarely tell the full story. Recent 12-month gross yield heat map data highlights a key reality of the Durham rental market:

Rental yields are highly street-specific, not postcode-specific.

Using data-led tools alongside on-the-ground experience, we can see clear differences in performance across areas that sit just minutes apart.

Why Gross Yield Still Matters

Gross yield is not the only metric investors should rely on, but it remains a useful starting point when assessing:

• Entry price versus rental income

• Demand strength in specific locations

• Relative performance between nearby areas

When combined with local knowledge, yield data helps landlords make better-informed decisions, rather than relying on assumptions or outdated benchmarks.

Durham City Centre: A Micro-Market, Not One Market

Durham City Centre and its surrounding neighbourhoods behave less like a single market and more like a collection of micro-markets, each with its own dynamics.

Recent 12-month data highlights notable differences across areas including Gilesgate, Framwellgate Moor, Dragonville, and parts of Old Durham.

Indicative Rental Yield Ranges (12-Month View)

Figures below represent typical gross yield ranges based on recent market data and local performance trends. Actual results vary by street, property type, and condition.

Gilesgate

• Approx. 7.5%–9% gross yield

• Strong demand from professionals, sharers, and students

• Low void periods where properties are priced correctly

• Performance varies significantly by street and layout

Framwellgate Moor

• Approx. 6.5%–8% gross yield

• Popular with families and longer-term tenants

• Offers stability and lower turnover

• Often favoured by landlords prioritising consistency over headline yield

Dragonville

• Approx. 6%–7.5% gross yield

• Strong appeal due to transport links and retail amenities

• Newer housing stock typically means lower maintenance costs

• Good option for investors seeking balance rather than maximum yield

Old Durham (Select Pockets)

• Approx. 8%–10% gross yield

• Higher yields driven by lower purchase prices

• Performance is highly dependent on exact location

• Careful due diligence is essential

What This Means for Landlords

The data reinforces several important points:

• Purchase price alone doesn’t determine performance

• Tenant demand, layout, and presentation are critical

• Two similar properties nearby can deliver very different returns

• Rents should be reviewed regularly against local data

Landlords relying on historic rent levels or broad averages may be underperforming without realising it.

What This Means for Investors

For investors considering Durham:

• Yield opportunities still exist

• Data-led decisions reduce risk

• Micro-location matters more than ever

Durham remains an attractive buy-to-let location, but success increasingly comes down to buying well, pricing realistically, and managing professionally.

Data Alone Isn’t Enough

While heat maps and yield data provide valuable insight, they should never be used in isolation.

Local factors such as:

• Street reputation

• Tenant profiles

• Property condition

• Management quality

all play a major role in real-world performance.

At North East Property, we combine data-led analysis with local, hands-on experience to help landlords and investors understand what’s really happening — not just what the averages suggest.

Thinking About a Rental in Durham?

Whether you’re:

• Reviewing an existing rental

• Considering a buy-to-let purchase

• Reassessing rent levels

• Planning your next investment

Having a street-level understanding of the market can make a significant difference.

If you’d like an honest, location-specific view of Durham’s rental market, we’re happy to help.