Local market reports › B area › B28 › B28 9
Hall Green market report B28 9, Birmingham
The standing B28 9 (Hall Green) property market report, rebuilt from the full public record every month. Underneath every chart here sit 3,363 registered sales in B28 9 (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 recorded to 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.
In short: 37 registered 2026 sales put the B28 9 (Birmingham) median at £286,000, up 18% on five years earlier, with a mean of £277,900, and by floor area homes here have averaged about £2,980 per square metre over the last five years. Everything rests on 3,363 completed HM Land Registry sales since 1995, refreshed monthly; valuations and asking prices play no part.
A postcode sector like B28 9 is a single group of streets within B28 (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 B28 9 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 a home in B28 9 sells for
Across 37 registered 2026 sales, the typical (median) B28 9 home went for £286,000. The mean is £277,900, almost on top of it, so sales bunch tightly around the typical price.
What a square metre costs in B28 9
Per square metre, B28 9 homes have averaged around £2,980 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 B28 9 trades 0% above the country as a whole.
A typical B28 9 home, priced year by year (1995 to 2026)
The cash median beside its inflation-adjusted twin (ONS CPIH). The adjusted line answers the harder question, whether homes really got dearer. Hover for the figures; the legend toggles each series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £286,000 | £286,000 | 37 |
| 2025 | £299,000 | £306,150 | 78 |
| 2024 | £243,500 | £258,891 | 60 |
| 2023 | £238,000 | £261,504 | 68 |
| 2022 | £288,000 | £337,713 | 85 |
| 2021 | £242,500 | £307,036 | 122 |
| 2020 | £232,500 | £301,674 | 78 |
| 2019 | £225,000 | £294,921 | 91 |
| 2018 | £230,000 | £306,594 | 77 |
| 2017 | £170,000 | £231,863 | 93 |
| 2016 | £192,500 | £269,309 | 100 |
| 2015 | £168,000 | £237,384 | 103 |
| 2014 | £145,000 | £205,708 | 99 |
| 2013 | £155,000 | £223,030 | 105 |
| 2012 | £146,000 | £214,894 | 79 |
| 2011 | £148,500 | £224,178 | 102 |
| 2010 | £138,500 | £217,204 | 95 |
| 2009 | £144,000 | £231,481 | 71 |
| 2008 | £161,500 | £264,733 | 90 |
| 2007 | £158,600 | £269,030 | 138 |
| 2006 | £160,800 | £279,128 | 142 |
| 2005 | £134,500 | £239,356 | 128 |
| 2004 | £146,700 | £266,436 | 136 |
| 2003 | £126,200 | £232,491 | 171 |
| 2002 | £99,000 | £186,268 | 142 |
| 2001 | £94,500 | £181,671 | 156 |
| 2000 | £77,200 | £151,505 | 142 |
| 1999 | £71,000 | £141,499 | 141 |
| 1998 | £60,000 | £121,114 | 103 |
| 1997 | £58,000 | £118,946 | 123 |
| 1996 | £55,000 | £115,993 | 109 |
| 1995 | £55,500 | £120,648 | 99 |
In cash terms the typical B28 9 home went from £55,500 in 1995 to £286,000 in 2026, roughly 5 times the price. Even after inflation that is a real rise of about 137%: homes here genuinely became dearer, not merely more expensive on paper. In inflation-adjusted terms the high-water mark was 2022. The market now sits about 15% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the B28 9 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 (+35.3% on the year before); the weakest, 2023 (−17.4%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Annualised returns
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −4.3% | −6.6% |
| 5 years (since 2021) | +3.4% | −1.4% |
| 10 years (since 2016) | +4.0% | +0.6% |
| 20 years (since 2006) | +2.9% | +0.1% |
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.
The turnover behind the prices
Sales per year, counted
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, 37 sales completed in B28 9. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 144 sales a year before the financial crisis and 66 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.
What tenants pay around B28 9
The local authority for B28 9 is Birmingham, and its ONS average private rent currently stands at £1,088 a month (May 2026 figures). A one-bed averages £821 a month here and a four-or-more-bed £1,563, so size does most of the work in setting the rent.
Average monthly rent by size, Birmingham
ONS Price Index of Private Rents, May 2026.
Against the £286,000 median purchase price, a rent of £1,088 a month (£13,056 a year) works out at a 4.6% 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 B28 9 is
Only 37 sales completed here in the last twelve months of data, which makes B28 9 a thin market. Each figure rests on few transactions, so single streets can swing the median and the charts deserve a sceptical squint. Expect volatility in the annual figures: swings past ten per cent show up repeatedly above, and they usually reflect the mix of homes sold in a given year rather than genuine repricing.
Asked and answered: B28 9 (Hall Green)
How much did a house sell for in B28 9 (Hall Green)?
Are property prices falling in B28 9 (Hall Green)?
Is B28 9 (Hall Green) a good place to buy a house?
Are B28 9 prices heading up or down?
That question has no honest answer, only evidence. The evidence: the median is up 18% over five years in cash but down 7% after inflation. Weigh the volume chart alongside the price one before deciding anything, and bear in mind every figure is a completed sale that reached the register weeks after completion.
B28's current homes for sale
This is what you could actually buy today: 138 homes currently on the market from 10 agents publishing to HomesIndex.
These cover the whole B28 district, not just B28 9: live asking prices are collected per district.
15% of what is on the market here is asking below what comparable homes actually sold for. The comparison behind each listing uses recent recorded sales of similar homes close by.
- 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 →
Live asking prices from estate agents who publish a feed to HomesIndex, refreshed every Monday and Thursday: a sample of the market, not every home for sale. Asking prices are not sale prices.
The price of an extra bedroom in B
The Land Registry record, split by size: what each kind of home actually sold for across the B area. How much a size step costs is a local fact: the third-bedroom premium runs from about a quarter to nearly four fifths depending on the area, and national rules of thumb miss it.
| 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.
Five-year change in the median, B area districts
The districts that gained and lost most in cash terms, each row linking through to its own report.
Other sectors in B28
A few minutes' walk can separate two very different markets. Here are B28's other sectors, each with its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| B28 0 | £300,000 | 72 |
| B28 8 | £300,000 | 22 |
Zoom out to the full B28 district report for the type split, monthly volumes and how B28 compares with its neighbours.
Before you sell in B28 9: what the record supports
Ground the asking price in real sold prices first. The average prices map gives a rough value in a minute: start at B28 9's shading and zoom to the sold homes on the street itself. Agents work from this same Land Registry record when they value; this page puts it in front of you before they arrive.
Estate agents working B28 9: the featured spot on this report is free for founding agents, one per district. Claim B28 9.
Take it further
Behind the answers sits the same Land Registry record as this page, with B28 9 already set as the subject. Free, one click sign in.
The live map plots every individual B28 9 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.