Local market reports › B area › B17 › B17 8
Harborne market report B17 8, Birmingham
The B17 8 (Harborne) house price history in full, 1995 to 2026, in cash and in today's money. Underneath every chart here sit 3,645 registered sales in B17 8 (Birmingham) since 1995, the HM Land Registry record of what buyers really paid, with ONS figures covering rents. Nothing is a valuation, an estimate or an asking price.
Sales data to 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh.
In short: 22 registered 2026 sales put the B17 8 (Birmingham) median at £362,500, up 10% on five years earlier, with a mean of £416,200, and by floor area homes here have averaged about £3,440 per square metre over the last five years. Everything rests on 3,645 completed HM Land Registry sales since 1995, refreshed monthly; valuations and asking prices play no part.
A postcode sector like B17 8 is a single group of streets within B17 (Birmingham), the finest slice the public record supports. Fewer sales stand behind each figure than at district level, so the lines jump about more.
Where B17 8 sits
Shaded by median price on the same scale as the average prices map. Click any shape to open it on the live map with every sale plotted at its address, or zoom in past street level to see the sold homes right here.
What buyers actually paid in B17 8
Take the 22 registered 2026 sales in B17 8 and the middle price, the median, is £362,500. The mean lands at £416,200, a little above it, the familiar pattern where pricier homes stretch the average.
What a square metre costs in B17 8
A square metre of B17 8 home has cost about £3,440 on average across the last five years of sales, using the floor area on each home's Energy Performance Certificate: the measure that puts a studio and a five-bed on the same footing.
For scale: the England and Wales median is £285,000, so B17 8 trades 27% above the country as a whole.
B17 8's median sold price, 1995 to 2026
One line records the median as paid; the other restates every year in today's money via ONS CPIH, the honest measure of getting dearer. Hover for year figures, click the legend to isolate a line.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £362,500 | £362,500 | 22 |
| 2025 | £315,000 | £322,533 | 63 |
| 2024 | £295,000 | £313,646 | 82 |
| 2023 | £333,500 | £366,435 | 85 |
| 2022 | £335,000 | £392,826 | 102 |
| 2021 | £329,500 | £417,190 | 78 |
| 2020 | £345,000 | £447,645 | 59 |
| 2019 | £277,500 | £363,736 | 100 |
| 2018 | £318,000 | £423,900 | 113 |
| 2017 | £336,200 | £458,543 | 94 |
| 2016 | £260,000 | £363,743 | 115 |
| 2015 | £287,500 | £406,238 | 115 |
| 2014 | £238,000 | £337,645 | 161 |
| 2013 | £218,000 | £313,680 | 97 |
| 2012 | £200,000 | £294,375 | 67 |
| 2011 | £196,000 | £295,885 | 75 |
| 2010 | £223,200 | £350,035 | 72 |
| 2009 | £175,000 | £281,314 | 67 |
| 2008 | £208,100 | £341,120 | 84 |
| 2007 | £206,000 | £349,433 | 148 |
| 2006 | £180,000 | £312,457 | 190 |
| 2005 | £155,000 | £275,838 | 137 |
| 2004 | £163,000 | £296,040 | 155 |
| 2003 | £151,200 | £278,547 | 173 |
| 2002 | £117,500 | £221,075 | 166 |
| 2001 | £110,500 | £212,431 | 206 |
| 2000 | £90,000 | £176,625 | 153 |
| 1999 | £76,000 | £151,464 | 170 |
| 1998 | £80,000 | £161,486 | 142 |
| 1997 | £67,200 | £137,814 | 118 |
| 1996 | £55,200 | £116,414 | 138 |
| 1995 | £45,500 | £98,910 | 98 |
In cash terms the typical B17 8 home went from £45,500 in 1995 to £362,500 in 2026, roughly 8 times the price. Inflation explains only part of it: in today's money the rise is still about 266%, a genuine increase in what a home here costs. In inflation-adjusted terms the high-water mark was 2017. The market now sits about 21% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the B17 8 median
Each bar is the change on the year before, in cash. The zero line is the boundary between rising and falling.
The strongest year on record here is 2017 (+29.3% on the year before); the weakest, 2009 (−15.9%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Growth per year, over one to twenty years
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | +15.1% | +12.4% |
| 5 years (since 2021) | +1.9% | −2.8% |
| 10 years (since 2016) | +3.4% | 0.0% |
| 20 years (since 2006) | +3.6% | +0.7% |
The table annualises median growth over each period, with the real column deflated by ONS CPIH. Smoothing hides the cycle (see the chart above for it), and none of this forecasts: it is the record.
Transaction volumes
How many homes change hands
Annual recorded sales. The post-2008 trough is the financial crisis; treat the final bar as provisional while registrations catch up.
Over the last twelve months of data, 22 sales completed in B17 8. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 166 sales a year before the financial crisis and 71 a year over the last five. Watch the volume as closely as the price. Thin years make jumpy medians, where one street's sales can move the figure, and the newest year is always incomplete because registrations trail completions by weeks or months.
How B17 8 trades
This is a thin market: 22 sales in the last twelve months of data. With that few transactions, one street selling well (or one block of cheap transfers) can move the median, so read the year lines as a range rather than a verdict. The record here is jumpy: year-on-year moves of ten per cent or more are common in the chart above, mostly a function of which homes happened to sell rather than the market lurching.
What tenants pay around B17 8
The local authority for B17 8 is Birmingham, and its ONS average private rent currently stands at £1,088 a month (May 2026 figures). The spread runs from £821 a month for a typical one-bed to £1,563 at four-plus bedrooms, which is size doing most of the pricing.
Average monthly rent by size, Birmingham
ONS Price Index of Private Rents, May 2026.
£1,088 a month is £13,056 a year, which against the £362,500 median sold price makes a gross yield of 3.6%. Gross means before letting costs, voids, maintenance and tax: treat it as a ceiling. The ONS publishes rents by local authority, so neighbouring districts under the same authority share these numbers.
What people ask about B17 8 (Harborne)
Are property prices falling in B17 8 (Harborne)?
Is B17 8 (Harborne) a good place to buy a house?
How much did a house sell for in B17 8 (Harborne)?
What happens to B17 8 prices now?
No honest page predicts prices, so this one sticks to the record: the median is up 10% over five years in cash but down 13% after inflation. Anyone weighing a purchase should read the volume chart with the price chart, remembering that these are completed sales, registered weeks after the deals were actually struck.
On the market in B17 today
The live side of the market holds 175 homes at the moment, listed by 8 agents publishing to HomesIndex.
These cover the whole B17 district, not just B17 8: live asking prices are collected per district.
Of everything listed here, 25% asks less than the sold record of comparable homes. Each listing is compared with recent recorded sales of similar homes nearby.
- 51 Wentworth Road, Birmingham, West Midlands, B17 9SS
- Sheepmoor Close, Birmingham, West Midlands, B17 8TD
- Sheepmoor Close, Birmingham, West Midlands
"Under comparable sales" compares each asking price with what similar homes nearby actually sold for. It is a starting point for a conversation, not a valuation. Always look at the home itself.
See every B17 home for sale on the map →
These asking prices come live from estate agents publishing feeds to HomesIndex, refreshed each Monday and Thursday. They are a sample of the market rather than its entirety, and an asking price is not a sale price.
The price of an extra bedroom in B
Real sold prices by size across the B area, straight from the Land Registry record. Size steps are fiercely local. A third bedroom adds a quarter to the price in some areas and close to four fifths in others, which is why no national rule of thumb survives contact with a real market.
| Type | 1 bed | 2 bed | 3 bed | 4 bed | 5 bed |
|---|---|---|---|---|---|
| Detached | — | £306,000 | £425,000 (+39%) | £665,000 (+56%) | £950,000 (+43%) |
| Semi-detached | £210,000 | £240,000 (+14%) | £300,000 (+25%) | £418,250 (+39%) | £535,000 (+28%) |
| Terraced | £187,500 | £200,000 (+7%) | £235,000 (+18%) | £315,000 (+34%) | £397,000 (+26%) |
| Flat | £130,000 | £179,500 (+38%) | £299,000 (+67%) | £500,000 (+67%) | — |
Four years of recorded sales, split by built form and bedroom count. The register does not state bedrooms, so sizes come from each home's EPC record and a few homes will land one size out. Where too few homes exist to say anything meaningful, the cell is blank.
The risers and the fallers
The spread across the B area is the point: the same five years treated these districts very differently.
Winners and losers across the B area, five years
The biggest risers and fallers in cash terms; every row links to that district's report.
Other sectors in B17
Prices can differ sharply between two sectors a few minutes' walk apart. The rest of B17, each linking to its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| B17 0 | £297,500 | 28 |
| B17 9 | £362,000 | 45 |
Zoom out to the full B17 district report for the type split, monthly volumes and how B17 compares with its neighbours.
Selling in B17 8? Start from the sold record
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in B17 8, open the average prices map and zoom from the B17 8 shading down to the sold homes on your own street. Every recorded B17 8 sale is on this page; the same Land Registry record is what agents price from, and it is now in your hands.
Estate agents working B17 8: the featured spot on this report is free for founding agents, one per district. Claim B17 8.
Dig further
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about B17 8. Free, with a one click sign in.
See every individual B17 8 sale on the live map, mapped to the exact address, or zoom the average prices map from neighbourhood shading down to single homes. The report tool writes a custom answer to a specific question, and the mortgage and rent calculator on any sale runs the numbers on a real purchase.
About the numbers: everything is computed from HM Land Registry Price Paid Data (Crown copyright, OGL v3.0), geocoded to the address; today's-money figures use the ONS CPIH index, and rents are the ONS Price Index of Private Rents by local authority. These are medians of recorded sales, not valuations, and none of it is financial advice.