Local market reports › L area › L25 › L25 8
Belle Vale market report L25 8, Liverpool
The L25 8 (Belle Vale) house price history in full, 1995 to 2026, in cash and in today's money. The raw material for this page is 1,497 HM Land Registry entries for L25 8 (Liverpool), 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 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.
In short: a typical L25 8 (Liverpool) home changed hands for £275,200 in 2026 (median of 24 registered sales, up 8% on five years earlier), with the mean at £277,000, and by floor area homes here have averaged about £3,130 per square metre over the last five years. Source: 1,497 completed sales on the HM Land Registry record since 1995, updated with each monthly release. No valuations, no asking prices.
A postcode sector like L25 8 is a single group of streets within L25 (Liverpool), the finest slice the public record supports. Fewer sales stand behind each figure than at district level, so the lines jump about more.
Where L25 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 L25 8
The L25 8 median stands at £275,200 for 2026, built from 24 registered sales; the mean, the figure usually quoted as the "average house price", is £277,000, nearly identical to it, meaning sales cluster closely around the typical figure.
House prices per square metre in L25 8
Per square metre, L25 8 homes have averaged around £3,130 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 L25 8 trades 3% below the country as a whole.
The price of a typical L25 8 home, 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 | £275,200 | £275,200 | 24 |
| 2025 | £275,000 | £281,576 | 53 |
| 2024 | £285,500 | £303,545 | 41 |
| 2023 | £270,000 | £296,664 | 54 |
| 2022 | £285,000 | £334,195 | 63 |
| 2021 | £255,000 | £322,863 | 72 |
| 2020 | £229,500 | £297,781 | 41 |
| 2019 | £202,000 | £264,774 | 55 |
| 2018 | £207,500 | £276,601 | 61 |
| 2017 | £215,000 | £293,238 | 73 |
| 2016 | £195,000 | £272,807 | 61 |
| 2015 | £168,000 | £237,384 | 61 |
| 2014 | £169,000 | £239,756 | 42 |
| 2013 | £150,000 | £215,835 | 45 |
| 2012 | £140,000 | £206,063 | 38 |
| 2011 | £150,500 | £227,197 | 32 |
| 2010 | £154,500 | £242,296 | 38 |
| 2009 | £157,000 | £252,379 | 29 |
| 2008 | £157,000 | £257,356 | 40 |
| 2007 | £158,200 | £268,351 | 52 |
| 2006 | £167,000 | £289,891 | 34 |
| 2005 | £152,200 | £270,855 | 40 |
| 2004 | £162,000 | £294,224 | 42 |
| 2003 | £125,000 | £230,280 | 37 |
| 2002 | £85,000 | £159,927 | 39 |
| 2001 | £74,000 | £142,261 | 54 |
| 2000 | £66,700 | £130,899 | 44 |
| 1999 | £64,400 | £128,346 | 44 |
| 1998 | £53,800 | £108,599 | 62 |
| 1997 | £58,000 | £118,946 | 43 |
| 1996 | £55,700 | £117,469 | 46 |
| 1995 | £56,000 | £121,735 | 37 |
In cash terms the typical L25 8 home went from £56,000 in 1995 to £275,200 in 2026, roughly 5 times the price. Even after inflation that is a real rise of about 126%: homes here genuinely became dearer, not merely more expensive on paper. Measured in today's money the market peaked in 2022; the current median sits about 18% below that. Someone who bought at the 2022 peak has not yet seen that price back in real terms.
Year-on-year change in the L25 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 (+47.1% on the year before); the weakest, 1998 (−7.2%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Growth per year, over one to twenty years
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | +0.1% | −2.3% |
| 5 years (since 2021) | +1.5% | −3.1% |
| 10 years (since 2016) | +3.5% | +0.1% |
| 20 years (since 2006) | +2.5% | −0.3% |
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.
Transaction volumes
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.
Over the last twelve months of data, 24 sales completed in L25 8. Turnover has held fairly steady across the cycle: about 47 sales a year recently, against 43 a year before 2008. 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.
The shape of the L25 8 market
This is a thin market: 24 sales in the last twelve months of data. With that few transactions, one street selling well (or one block of cheap transfers) can move the median, so read the year lines as a range rather than a verdict. 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.
Rents around L25 8
The local authority for L25 8 is Liverpool, and its ONS average private rent currently stands at £901 a month (May 2026 figures). A one-bed averages £677 a month here and a four-or-more-bed £1,279, so size does most of the work in setting the rent.
Average monthly rent by size, Liverpool
ONS Price Index of Private Rents, May 2026.
Set against the £275,200 median sold price, £901 a month is £10,812 a year, a gross yield of 3.9%: 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 L25 8 (Belle Vale)
Are property prices falling in L25 8 (Belle Vale)?
Is L25 8 (Belle Vale) a good place to buy a house?
How much did a house sell for in L25 8 (Belle Vale)?
Are L25 8 prices heading up or down?
Nobody can tell you that, and this page will not pretend to. What the record shows: the median is up 8% over five years in cash but down 15% 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 L25 right now
This is what you could actually buy today: 131 homes currently on the market from 8 agents publishing to HomesIndex.
These cover the whole L25 district, not just L25 8: live asking prices are collected per district.
32% 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.
- Faringdon Close, Liverpool, Liverpool
- Rosehill Court, Liverpool
- Hunts Cross Avenue, Liverpool, Mersey...
"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 L25 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.
What another bedroom costs in L
The Land Registry record, split by size: what each kind of home actually sold for across the L 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 | — | £247,500 | £342,995 (+39%) | £545,000 (+59%) | £755,000 (+39%) |
| Semi-detached | £160,000 | £194,995 (+22%) | £245,000 (+26%) | £350,000 (+43%) | £445,000 (+27%) |
| Terraced | £118,000 | £140,000 (+19%) | £165,000 (+18%) | £235,000 (+42%) | £317,050 (+35%) |
| Flat | £118,000 | £160,000 (+36%) | £230,000 (+44%) | £343,750 (+49%) | — |
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 L area is the point: the same five years treated these districts very differently.
L 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 L25
A few minutes' walk can separate two very different markets. Here are L25's other sectors, each with its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| L25 0 | £231,500 | 15 |
| L25 1 | £255,000 | 6 |
| L25 2 | £173,500 | 12 |
| L25 3 | £198,000 | 15 |
| L25 4 | £364,500 | 20 |
| L25 5 | £281,800 | 26 |
| L25 6 | £337,500 | 18 |
| L25 7 | £317,500 | 20 |
| L25 9 | £220,000 | 17 |
Zoom out to the full L25 district report for the type split, monthly volumes and how L25 compares with its neighbours.
Thinking of selling in L25 8? Get a rough value first
Ground the asking price in real sold prices first. The average prices map gives a rough value in a minute: start at L25 8'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 L25 8: the featured spot on this report is free for founding agents, one per district. Claim L25 8.
Keep digging
Behind the answers sits the same Land Registry record as this page, with L25 8 already set as the subject. Free, one click sign in.
The live map plots every individual L25 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.
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.