Local market reports › B area › B25 › B25 8
Yardley market report B25 8, Birmingham
The B25 8 (Yardley) house price history in full, 1995 to 2026, in cash and in today's money. Everything below comes from 6,179 sales recorded by HM Land Registry in B25 8 (Birmingham) since 1995, real completion prices from real purchases, alongside the ONS's current rent figures. No valuations, no estimates, no asking prices.
Sales recorded to 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.
In short: the typical home in B25 8 (Birmingham) sold for £185,000 in 2026, the median of 37 registered sales, up 6% on five years earlier. The mean was £193,300, and by floor area homes here have averaged about £2,490 per square metre over the last five years. The figures cover 6,179 sales recorded by HM Land Registry since 1995 and refresh with each monthly release: completed sale prices, not valuations or asking prices.
B25 8 is one sector of B25 (Birmingham): a handful of streets, and the most local view the sold record can give. The price of that locality is lumpier charts, because each year's median rests on fewer sales.
Where B25 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 B25 8
The B25 8 median stands at £185,000 for 2026, built from 37 registered sales; the mean, the figure usually quoted as the "average house price", is £193,300, practically level with it: prices here bunch tightly around the middle.
What a square metre costs in B25 8
Per square metre, B25 8 homes have averaged around £2,490 over the last five years of sales. The floor areas behind the figure come from Energy Performance Certificates, and the by-the-metre view is the fair comparison across home sizes.
For scale: the England and Wales median is £285,000, so B25 8 trades 35% below the country as a whole.
The price of a typical B25 8 home, 1995 to 2026
The median as recorded at the time, and each year restated in today's money (ONS CPIH), the sharper test of whether homes really got dearer. Hover for the year-by-year figures; click a legend entry to isolate a series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £185,000 | £185,000 | 37 |
| 2025 | £210,000 | £215,022 | 123 |
| 2024 | £196,500 | £208,920 | 116 |
| 2023 | £202,500 | £222,498 | 127 |
| 2022 | £185,000 | £216,934 | 151 |
| 2021 | £175,000 | £221,573 | 157 |
| 2020 | £155,000 | £201,116 | 121 |
| 2019 | £156,500 | £205,134 | 152 |
| 2018 | £145,500 | £193,954 | 148 |
| 2017 | £131,000 | £178,671 | 165 |
| 2016 | £128,000 | £179,073 | 155 |
| 2015 | £119,000 | £168,147 | 185 |
| 2014 | £111,500 | £158,182 | 145 |
| 2013 | £105,000 | £151,085 | 114 |
| 2012 | £101,000 | £148,659 | 99 |
| 2011 | £100,800 | £152,169 | 117 |
| 2010 | £110,000 | £172,508 | 103 |
| 2009 | £100,000 | £160,751 | 126 |
| 2008 | £115,200 | £188,837 | 144 |
| 2007 | £120,000 | £203,553 | 328 |
| 2006 | £117,000 | £203,097 | 300 |
| 2005 | £110,000 | £195,756 | 295 |
| 2004 | £105,000 | £190,701 | 301 |
| 2003 | £87,000 | £160,275 | 356 |
| 2002 | £66,200 | £124,555 | 356 |
| 2001 | £55,000 | £105,735 | 319 |
| 2000 | £48,000 | £94,200 | 281 |
| 1999 | £44,000 | £87,690 | 285 |
| 1998 | £42,000 | £84,780 | 234 |
| 1997 | £39,000 | £79,981 | 275 |
| 1996 | £39,500 | £83,304 | 195 |
| 1995 | £38,500 | £83,693 | 169 |
In cash terms the typical B25 8 home went from £38,500 in 1995 to £185,000 in 2026, roughly 5 times the price. Even after inflation that is a real rise of about 121%: homes here genuinely became dearer, not merely more expensive on paper. Measured in today's money the market peaked in 2023; the current median sits about 17% below that. Someone who bought at the 2023 peak has not yet seen that price back in real terms.
Year-on-year change in the B25 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 2003 (+31.4% on the year before); the weakest, 2009 (−13.2%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
What B25 8 has returned, per year
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −11.9% | −14.0% |
| 5 years (since 2021) | +1.1% | −3.5% |
| 10 years (since 2016) | +3.8% | +0.3% |
| 20 years (since 2006) | +2.3% | −0.5% |
Compound annual growth of the median sold price; the real column deflates by ONS CPIH. Annualised figures smooth the cycle (the chart above shows the cycle), and past growth is a record, not a forecast.
How many homes change hands in B25 8
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.
B25 8 recorded 37 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 317 sales a year before the financial crisis and 111 a year over the last five. Volume matters as much as price: when few homes change hands, the median gets jumpy and a single street can move the figure. The most recent year is always still filling in, because sales appear in the Land Registry weeks or months after completion.
What homes rent for around B25 8
The local authority for B25 8 is Birmingham, and its ONS average private rent currently stands at £1,088 a month (May 2026 figures). Size sets most of the rent: one-beds average £821 a month here against £1,563 for four or more bedrooms.
Average monthly rent by size, Birmingham
ONS Price Index of Private Rents, May 2026.
Against the £185,000 median purchase price, a rent of £1,088 a month (£13,056 a year) works out at a 7.1% gross yield, a ceiling figure that ignores letting costs, voids, maintenance and tax. Because rents are local-authority statistics, districts sharing the authority share the figure.
What kind of market B25 8 is
Only 37 sales completed here in the last twelve months of data, which makes B25 8 a thin market. Each figure rests on few transactions, so single streets can swing the median and the charts deserve a sceptical squint. 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.
Common questions on B25 8 (Yardley)
Are property prices falling in B25 8 (Yardley)?
Is B25 8 (Yardley) a good place to buy a house?
How much did a house sell for in B25 8 (Yardley)?
Where do B25 8 prices go next?
Nobody can tell you that, and this page will not pretend to. What the record shows: the median is up 6% over five years in cash but down 17% after inflation. If you are weighing a purchase, read the volume chart alongside the price one, and remember that every figure here is a completed sale, lagged by the weeks it takes the Land Registry to register it.
What is for sale in B25 right now
The live side of the market holds 44 homes at the moment, listed by 6 agents publishing to HomesIndex.
These cover the whole B25 district, not just B25 8: live asking prices are collected per district.
26% of what is on the market here is asking below what comparable homes actually sold for. Every listing is measured against recent recorded sales of similar nearby homes.
- Dove Close, Birmingham, West Midlands...
- Croft Close, BIRMINGHAM, West Midland...
- Gayhurst Drive, Birmingham, West Midl...
"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 B25 home for sale on the map →
Refreshed every Monday and Thursday from agents' own feeds to HomesIndex, so a sample of the market rather than all of it. An asking price remains an ask, not a sale.
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%) | — |
Built from the last four years of recorded sales by form and bedroom count. Bedroom counts are estimated from EPC records (the register carries none), so expect a small number of homes one size adrift. Sizes with too few homes to be meaningful are left blank.
The risers and the fallers
The spread across the B area is the point: the same five years treated these districts very differently.
B area districts: five years of change
The biggest risers and fallers in cash terms; every row links to that district's report.
Zoom out to the full B25 district report for the type split, monthly volumes and how B25 compares with its neighbours.
Selling in B25 8? Start from the sold record
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in B25 8, open the average prices map and zoom from the B25 8 shading down to the sold homes on your own street. Every recorded B25 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 B25 8: the featured spot on this report is free for founding agents, one per district. Claim B25 8.
Dig further
Behind the answers sits the same Land Registry record as this page, with B25 8 already set as the subject. Free, one click sign in.
Two maps carry on from here: every B25 8 sale at its exact address, and the average prices map from area shading down to single homes. The report tool answers a specific question in writing, and each sale's mortgage and rent calculator prices a real purchase.
How this page is made: the statistics are computed from HM Land Registry Price Paid Data (Crown copyright, OGL v3.0), geocoded to address level; inflation adjustment uses the ONS CPIH index; rents are the ONS Price Index of Private Rents at local-authority level. Medians of recorded sales, not valuations. Nothing on this page is financial advice.