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Highroad Well market report HX2, Halifax
The HX2 (Highroad Well) house price history in full, 1995 to 2026, in cash and in today's money. The raw material for this page is 18,103 HM Land Registry entries for HX2 (Halifax), 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 recorded to July 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.
In short: the 2026 median for HX2 (Halifax) is £184,200, from 194 registered sales, up 27% on five years earlier; the mean is £220,400, and by floor area homes here have averaged about £2,200 per square metre over the last five years. Behind the figures sit 18,103 HM Land Registry entries going back to 1995, refreshed monthly, every one a completed sale rather than a valuation or an asking price.
HX2 is a postcode district covering Highroad Well, Illingworth, Luddenden in Halifax. It is the most useful size for market figures: tight enough to describe somewhere real, large enough that sales keep coming and the medians hold steady.
Where HX2 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 HX2 homes really sell for
The HX2 median stands at £184,200 for 2026, built from 194 registered sales; the mean, the figure usually quoted as the "average house price", is £220,400, 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 HX2
Averaged across five years of sales, floor space in HX2 costs about £2,200 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.
Set against the £285,000 England and Wales median, HX2 sits 35% below the national market.
The price of a typical HX2 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 | £184,200 | £184,200 | 194 |
| 2025 | £180,000 | £184,304 | 511 |
| 2024 | £175,000 | £186,061 | 504 |
| 2023 | £158,000 | £173,603 | 445 |
| 2022 | £170,000 | £199,344 | 561 |
| 2021 | £145,000 | £183,589 | 748 |
| 2020 | £140,200 | £181,912 | 498 |
| 2019 | £139,500 | £182,851 | 513 |
| 2018 | £130,000 | £173,292 | 532 |
| 2017 | £122,800 | £167,487 | 564 |
| 2016 | £128,000 | £179,073 | 551 |
| 2015 | £130,000 | £183,690 | 539 |
| 2014 | £122,500 | £173,788 | 552 |
| 2013 | £115,000 | £165,474 | 461 |
| 2012 | £117,000 | £172,209 | 369 |
| 2011 | £115,000 | £173,606 | 355 |
| 2010 | £120,000 | £188,191 | 363 |
| 2009 | £118,000 | £189,686 | 381 |
| 2008 | £117,500 | £192,607 | 405 |
| 2007 | £125,000 | £212,035 | 899 |
| 2006 | £116,000 | £201,361 | 1,108 |
| 2005 | £110,000 | £195,756 | 782 |
| 2004 | £90,000 | £163,458 | 726 |
| 2003 | £74,000 | £136,326 | 786 |
| 2002 | £57,000 | £107,245 | 757 |
| 2001 | £50,500 | £97,084 | 722 |
| 2000 | £47,400 | £93,023 | 646 |
| 1999 | £46,000 | £91,676 | 655 |
| 1998 | £46,500 | £93,864 | 515 |
| 1997 | £45,000 | £92,286 | 557 |
| 1996 | £43,000 | £90,685 | 448 |
| 1995 | £45,000 | £97,823 | 456 |
In cash terms the typical HX2 home went from £45,000 in 1995 to £184,200 in 2026, roughly 4 times the price. Inflation explains only part of it: in today's money the rise is still about 88%, a genuine increase in what a home here costs. Measured in today's money the market peaked in 2007; the current median sits about 13% below that. Someone who bought at the 2007 peak has not yet seen that price back in real terms.
Year-on-year change in the HX2 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 (+29.8% on the year before); the weakest, 2023 (−7.1%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Detached, semi, terraced, flat: four markets in one
A single median hides the split beneath it. Sales of terraced homes dominate the record here, 45% of the typed total. In 2025, the last year both were recorded here, a detached home traded at £326,200 against £163,000 for a flat, 2.0 times the price.
Median by property type, HX2
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 | £500,000 | 20 | 2,129 |
| Semi-detached | £193,000 | 87 | 6,962 |
| Terraced | £157,500 | 83 | 8,091 |
| Flats | £163,000 (2025) | – | 909 |
The long view: annualised growth
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | +2.3% | −0.1% |
| 5 years (since 2021) | +4.9% | +0.1% |
| 10 years (since 2016) | +3.7% | +0.3% |
| 20 years (since 2006) | +2.3% | −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.
How many homes change hands in HX2
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 last five years, month by month
Registrations by month. The repeating sawtooth is seasonality, and the right-hand edge always dips because the register lags completions.
The register shows 409 HX2 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 803 sales a year before the financial crisis and 443 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.
The rental side of HX2
For renting purposes HX2 sits in Calderdale. The ONS average private rent there is £750 a month (May 2026). Size sets most of the rent: one-beds average £543 a month here against £1,116 for four or more bedrooms.
Average monthly rent by size, Calderdale
ONS Price Index of Private Rents, May 2026.
Against the £184,200 median purchase price, a rent of £750 a month (£9,000 a year) works out at a 4.9% 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 people ask about HX2 (Highroad Well)
Are property prices falling in HX2 (Highroad Well)?
Is HX2 (Highroad Well) a good place to buy a house?
How much did a house sell for in HX2 (Highroad Well)?
Will HX2 prices rise from here?
Prediction is not this page's business. Its business is the record, which says: the median is up 27% over five years in cash and flat after inflation. Read the volume chart with the price chart before acting on either, remembering that registrations trail the deals themselves by weeks.
What is for sale in HX2 right now
Everything above is what homes in HX2 sold for. The live side of the market holds 90 homes at the moment, listed by 6 agents publishing to HomesIndex, at a typical asking price 29% above the HX2 median sold price.
17% of current listings sit under the prices comparable homes actually fetched. Each listing is compared with recent recorded sales of similar homes nearby.
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 HX2 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 HX
The Land Registry record, split by size: what each kind of home actually sold for across the HX area. 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 | — | £255,000 | £367,500 (+44%) | £510,000 (+39%) | £611,250 (+20%) |
| Semi-detached | £163,000 | £185,000 (+13%) | £240,500 (+30%) | £319,000 (+33%) | £430,000 (+35%) |
| Terraced | £123,000 | £137,600 (+12%) | £178,000 (+29%) | £240,000 (+35%) | £310,000 (+29%) |
| Flat | £101,000 | £137,500 (+36%) | £220,000 (+60%) | — | — |
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
HX2 ranks 2 of 7 in the HX 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.
Winners and losers across the HX area, five years
The biggest risers and fallers in cash terms; every row links to that district's report.
Inside HX2, sector by sector
Postcode sectors are the next slice down, each a group of streets with its own market report. Prices can differ sharply between two sectors a few minutes' walk apart.
| Sector | Median (latest) | Sales that year |
|---|---|---|
| HX2 0 | £180,000 | 47 |
| HX2 6 | £229,200 | 30 |
| HX2 7 | £210,000 | 33 |
| HX2 8 | £165,000 | 37 |
| HX2 9 | £192,000 | 47 |
How HX2 compares nearby
Same city, different markets. The neighbouring districts of the HX area, dearest first:
| District | Median | 5-year |
|---|---|---|
| HX7 | £246,200 | +7% |
| HX4 | £201,000 | -4% |
| HX3 | £185,100 | +7% |
| HX2 (this report) | £184,200 | +27% |
| HX6 | £183,000 | +7% |
| HX5 | £175,000 | +13% |
| HX1 | £130,000 | +43% |
Selling a home in HX2? Price it on the evidence
Start from what homes here actually sold for, not an estimate. Before booking a house valuation or flat valuation in HX2, use the average prices map for a rough value: zoom from HX2's shading down to the sold homes on your own street. The figures above are every recorded HX2 sale; agents price with this same Land Registry record, and now you have it too.
Estate agents working HX2: the featured spot on this report is free for founding agents, one per district. Claim HX2.
Dig further
Behind the answers sits the same Land Registry record as this page, with HX2 already set as the subject. Free, one click sign in.
The live map plots every individual HX2 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.