Cross Flats Park & Garnets
Leeds 086 · 4 sub-areas · 8,228 residents
Leeds 086 is a densely populated neighbourhood within Leeds, home to around 8,200 people and one of the most affordable corners of the city. A typical two-bedroom flat lets for around £960 a month — noticeably below the UK national median for a 2-bed. The standout here is its ethnic diversity and a predominantly young, renting population.
Cross Flats Park & Garnets 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. The demographic profile leans family-aged, with a clear share of households with school-age children; the rental market is active and turnover is high — people move through rather than stay.
Overview
What's it like to live in Cross Flats Park & Garnets?
4 parks and 4 playgrounds are within five minutes' walk, so greenspace is reliably close at hand; 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 4 sub-areas — population-weighted means for rates, sums for counts. Sources cited beneath each section.
Cross Flats Park & Garnets in Leeds
Living in Cross Flats Park & Garnets
This part of Leeds has a character shaped by high population density, a young age profile, and one of the most ethnically diverse communities in the city. Nearly a third of residents are under 18, which gives the area a family-heavy feel on the streets, and over a quarter are in the 18–34 bracket — so there's a noticeable mix of young families and students or early-career renters living side by side.
On cost, this neighbourhood sits at the affordable end of the Leeds market. A two-bedroom home runs around £960 a month — well below the UK national median of around £1,200. The trade-off is that affordability here reflects underlying deprivation: the area ranks in the most deprived decile nationally, with an unemployment claimant rate of around 4.7%, and a median resident salary of roughly £31,700 a year.
Tenure tells the story clearly. Just under a quarter of homes are owner-occupied — a low share by any measure — while more than half are privately rented and around a fifth are social housing. That combination, plus a birth-outside-UK share of nearly half the population, makes this one of the more transient and internationally mixed parts of Leeds.
The nearest mainline rail station is roughly 2.3 km away — about a 29-minute walk, though most people drive or use public transport. Over 40% of residents commute by car, while around 22% use public transport. There's no metro or tram service within realistic reach. For practical sub-area detail, see the streets and sub-areas below for more.
What you'll need on day one
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Frequently asked
- Is Leeds 086 a nice place to live?
- It depends on your priorities. Rents are genuinely low — a 2-bed runs around £960 a month — and the community is ethnically diverse and family-oriented. The trade-off is a high crime rate (around 190 per 1,000 residents annually) and bottom-decile deprivation ranking. It suits budget-conscious renters comfortable with a more urban, mixed-tenure environment.
- What is the rent in Leeds 086?
- A one-bedroom flat is around £771 a month; a two-bedroom comes in at roughly £960; and a three-bedroom runs about £1,119. These figures are estimates scaled from Leeds-wide ONS data using local sale prices. Rents rose around 2.7% in the past year.
- Is Leeds 086 safe?
- Crime runs at around 190 incidents per 1,000 residents a year — more than double the UK national average of roughly 80. The area's high deprivation ranking contributes to this. It's worth visiting at different times before deciding, and checking which streets feel most settled near the main roads.
- What's the commute from Leeds 086 to Leeds city centre?
- The nearest major employment hub is around 30 minutes away by road or public transport. The nearest mainline rail station is roughly 2.3 km away — about a 29-minute walk. Around 42% of residents drive to work and 22% use public transport. There's no tram or metro service in the area.
- Who lives in Leeds 086?
- Primarily a young, diverse, renting community. Nearly a third of residents are under 18, over a quarter are aged 18–34, and more than half of homes are privately rented. Just over half of residents were born in the UK, making this one of the more internationally mixed parts of Leeds.
- What schools are near Leeds 086?
- There are 79 schools within a typical 2 km catchment — a large number for a dense urban area. Around 53% are rated Good or Outstanding by Ofsted, below the national share of roughly 89%. The nearest Outstanding-rated school is just over 1 km away. Check Leeds City Council's admissions portal for current catchment boundaries.
- How affordable is buying a home in Leeds 086?
- More affordable than most UK urban areas. The median sale price is just under £123,200, and the years-to-deposit ratio is around 1.9 years — meaning a typical household can save a deposit relatively quickly. That said, the median resident salary is roughly £31,700 a year, so mortgage affordability still depends on household income.