Local market reports › B area › B28 › B28 8
Hall Green market report B28 8, Birmingham
The B28 8 (Hall Green) house price history in full, 1995 to 2026, in cash and in today's money. Everything below comes from 3,766 sales recorded by HM Land Registry in B28 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 2026 median for B28 8 (Birmingham) is £300,000, from 22 registered sales, up 12% on five years earlier; the mean is £293,700, and by floor area homes here have averaged about £3,050 per square metre over the last five years. Behind the figures sit 3,766 HM Land Registry entries going back to 1995, refreshed monthly, every one a completed sale rather than a valuation or an asking price.
B28 8 is one sector of B28 (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 B28 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.
The going rate for a home in B28 8
The 2026 median for B28 8 is £300,000, taken from 22 registered sales. The mean, which is what most sites call the "average house price", is £293,700, nearly identical to it, meaning sales cluster closely around the typical figure.
Price per square metre in B28 8
The last five years of sales put B28 8 at roughly £3,050 per square metre. That figure, built from each sale's Energy Performance Certificate floor area, is the one that makes a small flat and a big house comparable.
Set against the £285,000 England and Wales median, B28 8 sits 5% above the national market.
A typical B28 8 home, priced year by year (1995 to 2026)
Year by year: the median as it was recorded, and the same figure brought into today's money with ONS CPIH, which is where "did homes get dearer" actually gets answered. Hover shows each year; the legend isolates a series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £300,000 | £300,000 | 22 |
| 2025 | £305,500 | £312,805 | 90 |
| 2024 | £278,000 | £295,571 | 107 |
| 2023 | £338,000 | £371,379 | 127 |
| 2022 | £280,000 | £328,332 | 97 |
| 2021 | £267,500 | £338,690 | 144 |
| 2020 | £230,000 | £298,430 | 137 |
| 2019 | £220,000 | £288,367 | 112 |
| 2018 | £230,000 | £306,594 | 96 |
| 2017 | £181,000 | £246,866 | 93 |
| 2016 | £185,000 | £258,817 | 139 |
| 2015 | £190,000 | £268,470 | 117 |
| 2014 | £167,000 | £236,919 | 99 |
| 2013 | £170,000 | £244,613 | 79 |
| 2012 | £156,000 | £229,613 | 60 |
| 2011 | £160,000 | £241,538 | 79 |
| 2010 | £155,000 | £243,080 | 74 |
| 2009 | £156,000 | £250,771 | 69 |
| 2008 | £165,000 | £270,470 | 83 |
| 2007 | £174,000 | £295,152 | 163 |
| 2006 | £158,000 | £274,268 | 184 |
| 2005 | £166,200 | £295,769 | 110 |
| 2004 | £163,500 | £296,948 | 162 |
| 2003 | £135,000 | £248,703 | 150 |
| 2002 | £110,000 | £206,964 | 181 |
| 2001 | £93,000 | £178,788 | 162 |
| 2000 | £83,500 | £163,869 | 151 |
| 1999 | £75,000 | £149,471 | 189 |
| 1998 | £63,000 | £127,170 | 124 |
| 1997 | £60,000 | £123,048 | 145 |
| 1996 | £59,000 | £124,428 | 125 |
| 1995 | £59,000 | £128,257 | 96 |
In cash terms the typical B28 8 home went from £59,000 in 1995 to £300,000 in 2026, roughly 5 times the price. Even after inflation that is a real rise of about 134%: homes here genuinely became dearer, not merely more expensive on paper. In inflation-adjusted terms the high-water mark was 2023. The market now sits about 19% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the B28 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 2018 (+27.1% on the year before); the weakest, 2024 (−17.8%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
What B28 8 has returned, per year
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −1.8% | −4.1% |
| 5 years (since 2021) | +2.3% | −2.4% |
| 10 years (since 2016) | +5.0% | +1.5% |
| 20 years (since 2006) | +3.3% | +0.4% |
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.
The turnover behind the prices
Sales per year, counted
Each bar is a year's recorded sales. 2008's dip is the financial crisis, and the newest bar always grows for a while as late registrations arrive.
The register shows 22 B28 8 sales across the most recent twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 158 sales a year before the financial crisis and 89 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 B28 8 trades
Only 22 sales completed here in the last twelve months of data, which makes B28 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.
Rents around B28 8
B28 8 falls under Birmingham, where the ONS puts the average private rent 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.
Set against the £300,000 median sold price, £1,088 a month is £13,056 a year, a gross yield of 4.4%: gross, before letting costs, voids, maintenance and tax, so a ceiling rather than a promise. Rents are published at local-authority level, so nearby districts in the same authority share these figures.
What people ask about B28 8 (Hall Green)
Are property prices falling in B28 8 (Hall Green)?
Is B28 8 (Hall Green) a good place to buy a house?
How much did a house sell for in B28 8 (Hall Green)?
Will B28 8 prices rise from here?
The record answers a different question than "what happens next": the median is up 12% over five years in cash but down 11% after inflation. Put the volume chart beside the price chart before drawing conclusions, and allow for the register's lag behind actual completions.
On the market in B28 today
Turning to what is actually available: 138 homes on the market right now, from 10 agents publishing to HomesIndex.
These cover the whole B28 district, not just B28 8: live asking prices are collected per district.
15% 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.
- Arkley Road, Hall Green, Birmingham
- Bankside, Moseley, Birmingham, West Midlands, B13
- Sandmere Road, Birmingham, West Midlands, B14
The "under comparable sales" label measures each asking price against real nearby sales of similar homes: an opening position for a conversation rather than a valuation. The home itself still needs looking at.
See every B28 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
What homes of each size actually sold for across the B area, from the Land Registry record. The jump between sizes is local: in some areas a third bedroom adds a quarter to the price, in others nearly four fifths, so a national rule of thumb will mislead you here.
| 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%) | — |
Medians of recorded sales over the last four years, by built form and bedroom count. Sold homes carry no advertised bedroom count, so sizes are estimated from their EPC records; a small number of homes will sit one size out. 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.
Other sectors in B28
Prices can differ sharply between two sectors a few minutes' walk apart. The rest of B28, each linking to its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| B28 0 | £300,000 | 72 |
| B28 9 | £286,000 | 37 |
Zoom out to the full B28 district report for the type split, monthly volumes and how B28 compares with its neighbours.
Selling a home in B28 8? Price it on the evidence
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in B28 8, open the average prices map and zoom from the B28 8 shading down to the sold homes on your own street. Every recorded B28 8 sale is on this page; the same Land Registry record is what agents price from, and it is now in your hands.
For local estate agents: each district report carries one featured-agent spot, free while founding places last. Claim B28 8.
Keep digging
The AI answers from the same Land Registry data this report is built on, already scoped to B28 8. Free after a one click sign in.
The live map plots every individual B28 8 sale at its exact address, and the average prices map zooms from neighbourhood shading to single homes. For a specific question, the report tool writes a custom answer, and any sale's mortgage and rent calculator 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.