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Birdsedge market report HD8, Huddersfield
The standing HD8 (Birdsedge) property market report, rebuilt from the full public record every month. The raw material for this page is 18,255 HM Land Registry entries for HD8 (Huddersfield), going back to 1995: each an actual purchase at an actual price. Rents come from the ONS. Valuations, estimates and asking prices appear nowhere in it.
Sales data to August 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh. Page updated 19 October 2026.
In short: the middle 2026 sale in HD8 (Huddersfield) came in at £271,500, out of 244 registered, up 6% on five years earlier, and the mean stands at £313,700, and by floor area homes here have averaged about £2,960 per square metre over the last five years. The record behind it is 18,255 completed sales lodged with HM Land Registry since 1995, monthly refreshed, with no valuations or asking prices anywhere in the figures.
The postcode district HD8 covering Birdsedge, Clayton West, Denby Dale sits in Huddersfield. A district is the workhorse unit for reading a market: local enough to be meaningful, busy enough that the medians rest on a steady flow of sales.
Where HD8 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.
HD8 sold prices: where the market stands
The 2026 median for HD8 is £271,500, taken from 244 registered sales. The mean, which is what most sites call the "average house price", is £313,700, well clear of it: the mark of a market where a small number of costly homes drag the average upwards.
Price per square metre in HD8
Averaged across five years of sales, floor space in HD8 costs about £2,960 per square metre. Each sale's Energy Performance Certificate supplies the floor area, and pricing by the metre is what lets flats and houses share one scale.
The national median for England and Wales is £285,000, which puts HD8 5% below the country at large.
A typical HD8 home, priced year by year (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 | £271,500 | £271,500 | 244 |
| 2025 | £275,000 | £281,576 | 627 |
| 2024 | £257,400 | £273,669 | 600 |
| 2023 | £276,500 | £303,806 | 540 |
| 2022 | £275,000 | £322,469 | 619 |
| 2021 | £255,000 | £322,863 | 704 |
| 2020 | £222,500 | £288,698 | 540 |
| 2019 | £205,000 | £268,706 | 545 |
| 2018 | £209,000 | £278,601 | 574 |
| 2017 | £204,000 | £278,236 | 513 |
| 2016 | £182,500 | £255,319 | 550 |
| 2015 | £187,000 | £264,231 | 543 |
| 2014 | £170,000 | £241,175 | 549 |
| 2013 | £178,400 | £256,700 | 444 |
| 2012 | £178,000 | £261,994 | 463 |
| 2011 | £170,000 | £256,635 | 367 |
| 2010 | £165,000 | £258,762 | 378 |
| 2009 | £161,500 | £259,613 | 392 |
| 2008 | £165,000 | £270,470 | 420 |
| 2007 | £180,000 | £305,330 | 755 |
| 2006 | £170,000 | £295,098 | 856 |
| 2005 | £175,000 | £311,429 | 622 |
| 2004 | £150,000 | £272,429 | 657 |
| 2003 | £120,000 | £221,069 | 720 |
| 2002 | £88,000 | £165,571 | 763 |
| 2001 | £72,000 | £138,416 | 716 |
| 2000 | £74,000 | £145,225 | 659 |
| 1999 | £67,000 | £133,528 | 687 |
| 1998 | £60,000 | £121,114 | 594 |
| 1997 | £60,000 | £123,048 | 606 |
| 1996 | £55,600 | £117,258 | 552 |
| 1995 | £54,900 | £119,344 | 456 |
In cash terms the typical HD8 home went from £54,900 in 1995 to £271,500 in 2026, roughly 5 times the price. Adjusted for inflation it still comes to a real rise of roughly 127%, so homes here got dearer in substance, not only in cash. In inflation-adjusted terms the high-water mark was 2021. The market now sits about 16% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the HD8 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 (+36.4% on the year before); the weakest, 2008 (−8.3%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
The long view: annualised growth
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 year (since 2025) | −1.3% | −3.6% |
| 5 years (since 2021) | +1.3% | −3.4% |
| 6 years (since 2020) | +3.4% | −1.0% |
| 10 years (since 2016) | +4.1% | +0.6% |
| 20 years (since 2006) | +2.4% | −0.4% |
Each row is compound annual growth of the median; ONS CPIH supplies the real-terms deflator. Annualising irons out the cycle, which the chart above shows in full, and past growth records what happened rather than predicting anything.
Detached, semi, terraced, flat: four markets in one
A single median hides the split beneath it. Sales of detached houses dominate the record here, 40% of the typed total. A detached home currently trades at £405,000 against £135,000 for a flat, 3.0 times the price.
Median by property type, HD8
One line per type, years with too few sales omitted. Hover for the year's figures; click a legend entry to isolate a type.
| Type | Median (2026) | Sales that year | All-time sales |
|---|---|---|---|
| Detached | £405,000 | 95 | 7,228 |
| Semi-detached | £250,000 | 67 | 5,314 |
| Terraced | £200,000 | 77 | 5,263 |
| Flats | £135,000 | 5 | 450 |
The turnover behind the prices
The year-by-year sales count
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 monthly pulse, last five years
Monthly registrations. The sawtooth is seasonal; the register runs weeks behind completions at the right-hand edge.
The register shows 441 HD8 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 719 sales a year before the financial crisis and 526 a year over the last five. Price without volume misleads: a median built on few sales jumps around, and one street can tilt it. Keep in mind too that the latest year is still filling in, since sales reach the register weeks or months after completion.
What kind of market HD8 is
Among the 9 measurable districts of its area, HD8 ranks 2 by median price: firmly in the dearer tier.
Rents around HD8
The local authority for HD8 is Kirklees, and its ONS average private rent currently stands at £775 a month (May 2026 figures). The spread runs from £578 a month for a typical one-bed to £1,221 at four-plus bedrooms, which is size doing most of the pricing.
Average monthly rent by size, Kirklees
ONS Price Index of Private Rents, May 2026.
Set against the £271,500 median sold price, £775 a month is £9,300 a year, a gross yield of 3.4%: 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.
Common questions on HD8 (Birdsedge)
How much did a house sell for in HD8 (Birdsedge)?
Are property prices falling in HD8 (Birdsedge)?
Is HD8 (Birdsedge) a good place to buy a house?
Are HD8 prices heading up or down?
The record answers a different question than "what happens next": the median is up 6% over five years in cash but down 16% after inflation. Put the volume chart beside the price chart before drawing conclusions, and allow for the register's lag behind actual completions.
HD8's current homes for sale
Everything above is what homes in HD8 sold for. Turning to what is actually available: 42 homes on the market right now, from 9 agents publishing to HomesIndex, at a typical asking price 9% above the HD8 median sold price.
HD8 registered 441 sales in the last twelve months; the 42 homes listed now would take about 5 weeks to clear at that rate. The count covers agents publishing to HomesIndex, so the real stock is larger. Supply that short favours the seller; a sensibly priced home here does not sit for long.
5% of what is on the market here is asking below what comparable homes actually sold for. Each listing is compared with recent recorded sales of similar homes nearby.
"Under comparable sales" means the asking price sits below what similar homes nearby actually fetched. Treat it as the start of a conversation, never a valuation, and always view the home.
See every HD8 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.
When homes in HD8 change hands
Across the 3,090 sales completed in HD8 from 2021 to 2025, June was the busiest month for completions (10.4% of the total) and January the quietest (5.3%). The gap between the two is wide enough to plan around: completion follows the agreed sale by weeks, so the busiest month for completions points to deals done earlier, and a seller wanting several bidders should list ahead of it.
Sales by month, 2021 to 2025
| Month | Sales | Share |
|---|---|---|
| January | 163 | 5.3% |
| February | 248 | 8.0% |
| March | 292 | 9.4% |
| April | 182 | 5.9% |
| May | 230 | 7.4% |
| June | 321 | 10.4% |
| July | 259 | 8.4% |
| August | 299 | 9.7% |
| September | 288 | 9.3% |
| October | 286 | 9.3% |
| November | 246 | 8.0% |
| December | 276 | 8.9% |
What another bedroom costs in HD
What homes of each size actually sold for across the HD area, from the Land Registry record. 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 | £238,000 | £270,000 (+13%) | £319,950 (+19%) | £396,500 (+24%) | £525,000 (+32%) |
| Semi-detached | £172,500 | £182,750 (+6%) | £226,000 (+24%) | £280,000 (+24%) | £337,500 (+21%) |
| Terraced | £115,000 | £150,000 (+30%) | £173,900 (+16%) | £229,500 (+32%) | £271,000 (+18%) |
| Flat | £90,000 | £120,000 (+33%) | £170,000 (+42%) | — | — |
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. Blank cells mean too few homes for the figure to mean anything.
The risers and the fallers
HD8 ranks 9 of 9 in the HD area on five-year growth. The gap between the top and bottom of this chart is the difference between buying well and buying badly in the same city.
HD area districts: five years of change
The biggest risers and fallers in cash terms; every row links to that district's report.
Inside HD8, sector by sector
Below district level sit the sectors, street groups with reports of their own, and the gaps between neighbouring ones can be sharp.
How HD8 compares nearby
Same city, different markets. The neighbouring districts of the HD area, dearest first:
| District | Median | 5-year |
|---|---|---|
| HD9 | £277,500 | +7% |
| HD8 (this report) | £271,500 | +6% |
| HD7 | £220,000 | +24% |
| HD6 | £215,000 | +17% |
| HD3 | £210,000 | +11% |
| HD2 | £195,000 | +10% |
| HD4 | £180,800 | +23% |
| HD5 | £180,000 | +19% |
| HD1 | £148,000 | +21% |
Selling a home in HD8? Price it on the evidence
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in HD8, open the average prices map and zoom from the HD8 shading down to the sold homes on your own street. Every recorded HD8 sale is on this page; the same Land Registry record is what agents price from, and it is now in your hands.
Go deeper
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about HD8. Free, with a one click sign in.
Two maps carry on from here: every HD8 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.