Beeston West & Cottingley
Leeds 090 · 5 sub-areas · 8,683 residents
Leeds 090 is a residential neighbourhood within Leeds, home to around 8,700 people across a mixed community of families, renters, and long-settled owner-occupiers. A typical two-bedroom flat lets for around £960 a month — noticeably below the UK median for a 2-bed — though crime rates run well above the national average, which is the main trade-off here.
Beeston West & Cottingley is a green, lower-density part of Leeds — parks within walking distance of most addresses, a slower weekday rhythm, and a population skewed toward longer-tenure households rather than transient renters.
Overview
What's it like to live in Beeston West & Cottingley?
The area is unusually green for its density — 6 parks and 2 playgrounds sit within five minutes' walk of the centroid; Recorded crime is higher than the national norm — common for built-up urban areas, but worth weighing if you're looking for a quieter base; Public transport is genuinely strong; most errands and a fair share of social life don't need a car; rents are roughly in line with the national norm, at around £1,130 a month for a typical home; gigabit broadband is effectively universal.
Generated from the latest May 2026 data · refreshed automatically
Figures are aggregated across 5 sub-areas — population-weighted means for rates, sums for counts. Sources cited beneath each section.
Beeston West & Cottingley in Leeds
Living in Beeston West & Cottingley
Leeds 090 sits within one of Leeds's more affordable stretches, and the price difference from the city's pricier suburbs is real. You're not getting a polished neighbourhood with independent coffee shops on every corner, but you are getting significantly more space for your money than you would closer to the city centre or in Leeds's more sought-after postcodes.
The cost picture is straightforwardly attractive. A two-bedroom home runs around £960 a month — roughly £240 below the UK national median for that size. The median property sale price sits at just over £168,000, which means a deposit is achievable: on a typical local salary, you're looking at around 2.7 years of saving to get there. That's one of the more realistic timelines you'll find anywhere near a major northern city.
Who lives here reflects that affordability. Around a quarter of residents are under 18, which is a higher share of children than you'd typically find in inner-city or student-heavy parts of Leeds — this is family territory. Nearly 38% of households are in social rented accommodation, well above the Leeds average, which shapes the community feel. Around one in five residents rents privately. Owner-occupation stands at roughly 42%. It's a neighbourhood where a lot of people have put down roots rather than passing through.
Practically speaking, the nearest mainline rail station is about 1.1 km away — roughly a 14-minute walk — giving you access to Leeds city centre in around 20 minutes. Every home in the area has gigabit broadband available, and there are no properties below the minimum broadband standard, which is worth noting if you work from home. See the streets and sub-areas below for more detail on which pockets sit closest to transport links.
What you'll need on day one
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Frequently asked
- Is Leeds 090 a nice place to live?
- It depends on your priorities. The rent is genuinely affordable — a two-bed runs around £960 a month — and it's family-oriented with a strong community feel. The trade-off is a high crime rate, roughly three times the national average, and a below-average share of nearby schools rated Good or Outstanding. Worth researching specific streets carefully before committing.
- What is the rent in Leeds 090?
- A one-bedroom home runs around £771 a month, a two-bedroom around £960, and a three-bedroom around £1,119. These are estimates scaled from city-level data using local sale prices. All three figures sit below the UK national median, making this one of the more affordable parts of Leeds.
- Is Leeds 090 safe?
- Crime runs at around 242 incidents per 1,000 residents a year — roughly three times the UK national average of around 80. The area sits in the second-lowest deprivation decile nationally, which correlates with higher crime rates. It's not uniformly unsafe, but crime is the neighbourhood's clearest downside and should factor into any decision.
- What's the commute from Leeds 090 to Leeds city centre?
- The nearest mainline rail station is about 1.1 km away — a 14-minute walk — and from there Leeds city centre is roughly 20 minutes. Around half of residents drive rather than use public transport, so car commuters will find the area reasonably well placed. There's no tram or metro service nearby.
- Who lives in Leeds 090?
- Predominantly families — nearly a quarter of residents are under 18. Around 38% of households are in social rented accommodation, well above the Leeds average, and just over 40% own their home. It's a settled, working-class neighbourhood rather than a transient or student-heavy one.
- What schools are near Leeds 090?
- There are 60 schools within typical catchment distance, so proximity isn't the issue. Around 49% are rated Good or Outstanding by Ofsted — below the national average of roughly 89%. The nearest Outstanding-rated school is about 825 metres away. Families should check individual catchment boundaries, as quality varies across the area.
- Is Leeds 090 affordable to buy in?
- The median sale price is just over £168,000, which is low by any national standard. On a typical local salary, saving a deposit takes around 2.7 years — one of the more achievable timelines near a major northern city. The affordability case for buying here is strong if you're comfortable with the area's other trade-offs.