Local market reports › L area › L37 › L37 2
Formby market report L37 2, Liverpool
The L37 2 (Formby) house price history in full, 1995 to 2026, in cash and in today's money. The raw material for this page is 2,146 HM Land Registry entries for L37 2 (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 data to 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh.
In short: 34 registered 2026 sales put the L37 2 (Liverpool) median at £427,500, up 17% on five years earlier, with a mean of £438,300, and by floor area homes here have averaged about £3,180 per square metre over the last five years. Everything rests on 2,146 completed HM Land Registry sales since 1995, refreshed monthly; valuations and asking prices play no part.
A postcode sector like L37 2 is a single group of streets within L37 (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 L37 2 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.
Today's L37 2 prices, from the sold record
The 2026 median for L37 2 is £427,500, taken from 34 registered sales. The mean, which is what most sites call the "average house price", is £438,300, nearly identical to it, meaning sales cluster closely around the typical figure.
What a square metre costs in L37 2
The last five years of sales put L37 2 at roughly £3,180 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, L37 2 sits 50% above the national market.
A typical L37 2 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 | £427,500 | £427,500 | 34 |
| 2025 | £385,000 | £394,207 | 91 |
| 2024 | £370,000 | £393,386 | 79 |
| 2023 | £386,500 | £424,669 | 66 |
| 2022 | £400,500 | £469,632 | 68 |
| 2021 | £364,000 | £460,871 | 115 |
| 2020 | £307,500 | £398,988 | 88 |
| 2019 | £345,000 | £452,212 | 90 |
| 2018 | £311,200 | £414,835 | 50 |
| 2017 | £291,800 | £397,986 | 80 |
| 2016 | £280,000 | £391,723 | 83 |
| 2015 | £306,200 | £432,661 | 42 |
| 2014 | £239,000 | £339,063 | 48 |
| 2013 | £250,000 | £359,725 | 48 |
| 2012 | £210,000 | £309,094 | 37 |
| 2011 | £241,500 | £364,572 | 40 |
| 2010 | £250,000 | £392,064 | 49 |
| 2009 | £250,000 | £401,877 | 50 |
| 2008 | £272,500 | £446,685 | 43 |
| 2007 | £250,000 | £424,070 | 63 |
| 2006 | £248,000 | £430,496 | 81 |
| 2005 | £247,000 | £439,560 | 59 |
| 2004 | £225,000 | £408,644 | 67 |
| 2003 | £196,000 | £361,080 | 51 |
| 2002 | £170,000 | £319,854 | 63 |
| 2001 | £124,000 | £238,384 | 89 |
| 2000 | £112,500 | £220,781 | 72 |
| 1999 | £105,000 | £209,260 | 89 |
| 1998 | £99,000 | £199,839 | 73 |
| 1997 | £93,800 | £192,365 | 100 |
| 1996 | £86,000 | £181,370 | 74 |
| 1995 | £88,700 | £192,820 | 64 |
In cash terms the typical L37 2 home went from £88,700 in 1995 to £427,500 in 2026, roughly 5 times the price. Even after inflation that is a real rise of about 122%: homes here genuinely became dearer, not merely more expensive on paper. The real-terms peak came in 2022, and today's median remains roughly 9% under it: a 2022 buyer is still waiting to get that price back in today's money.
Year-on-year change in the L37 2 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 2002 (+37.1% on the year before); the weakest, 2012 (−13.0%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
What L37 2 has returned, per year
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | +11.0% | +8.4% |
| 5 years (since 2021) | +3.3% | −1.5% |
| 10 years (since 2016) | +4.3% | +0.9% |
| 20 years (since 2006) | +2.8% | 0.0% |
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.
Sales activity in L37 2
How many homes change hands
Annual recorded sales. The post-2008 trough is the financial crisis; treat the final bar as provisional while registrations catch up.
The register shows 34 L37 2 sales across the most recent twelve months of data. Turnover has held fairly steady across the cycle: about 68 sales a year recently, against 68 a year before 2008. Volume matters as much as price: when few homes change hands, the median gets jumpy and a single street can move the figure. The most recent year is always still filling in, because sales appear in the Land Registry weeks or months after completion.
The shape of the L37 2 market
This is a thin market: 34 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. Within L37, this sector trades 29% above the district median: one of the dearer corners of its district.
What homes rent for around L37 2
L37 2 falls under Sefton, where the ONS puts the average private rent at £928 a month (May 2026 figures). A one-bed averages £616 a month here and a four-or-more-bed £1,400, so size does most of the work in setting the rent.
Average monthly rent by size, Sefton
ONS Price Index of Private Rents, May 2026.
Set against the £427,500 median sold price, £928 a month is £11,136 a year, a gross yield of 2.6%: 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.
Asked and answered: L37 2 (Formby)
How much did a house sell for in L37 2 (Formby)?
Are property prices falling in L37 2 (Formby)?
Is L37 2 (Formby) a good place to buy a house?
Where do L37 2 prices go next?
Prediction is not this page's business. Its business is the record, which says: the median is up 17% over five years in cash but down 7% after inflation. Read the volume chart with the price chart before acting on either, remembering that registrations trail the deals themselves by weeks.
On the market in L37 today
The live side of the market holds 179 homes at the moment, listed by 3 agents publishing to HomesIndex.
These cover the whole L37 district, not just L37 2: live asking prices are collected per district.
20% of current listings sit under the prices comparable homes actually fetched. The comparison behind each listing uses recent recorded sales of similar homes close by.
- Formby, Liverpool, Merseyside, Liverpool
- Formby, Liverpool, Merseyside, Liverpool
- Formby, Liverpool, Merseyside, Liverpool
"Under comparable sales" compares each asking price with what similar homes nearby actually sold for. It is a starting point for a conversation, not a valuation. Always look at the home itself.
See every L37 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.
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. 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 | — | £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 L37
Sector boundaries hide real price steps. The rest of L37, one report each:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| L37 1 | £510,000 | 18 |
| L37 3 | £298,000 | 27 |
| L37 4 | £230,000 | 14 |
| L37 6 | £297,500 | 25 |
| L37 7 | £380,000 | 9 |
| L37 8 | £240,000 | 15 |
Zoom out to the full L37 district report for the type split, monthly volumes and how L37 compares with its neighbours.
Before you sell in L37 2: what the record supports
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in L37 2, open the average prices map and zoom from the L37 2 shading down to the sold homes on your own street. Every recorded L37 2 sale is on this page; the same Land Registry record is what agents price from, and it is now in your hands.
Estate agents working L37 2: the featured spot on this report is free for founding agents, one per district. Claim L37 2.
Dig further
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about L37 2. Free, with a one click sign in.
Two maps carry on from here: every L37 2 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.
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.