Local market reports › M area › M16 › M16 8
Firswood market report M16 8, Manchester
The M16 8 (Firswood) house price history in full, 1995 to 2026, in cash and in today's money. Everything below comes from 5,031 sales recorded by HM Land Registry in M16 8 (Manchester) since 1995, real completion prices from real purchases, alongside the ONS's current rent figures. No valuations, no estimates, no asking prices.
Sales data to 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh.
In short: the typical home in M16 8 (Manchester) sold for £300,500 in 2026, the median of 48 registered sales, up 53% on five years earlier. The mean was £316,100, and by floor area homes here have averaged about £3,300 per square metre over the last five years. The figures cover 5,031 sales recorded by HM Land Registry since 1995 and refresh with each monthly release: completed sale prices, not valuations or asking prices.
A postcode sector like M16 8 is a single group of streets within M16 (Manchester), the finest slice the public record supports. Fewer sales stand behind each figure than at district level, so the lines jump about more.
Where M16 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.
What a home in M16 8 sells for
In the M16 8 property market, the 2026 median sale price is £300,500, from 48 registered sales; the mean, the "average house price" most sites quote, is £316,100, sitting modestly above it, the usual shape of a market with an expensive tail.
House prices per square metre in M16 8
By floor space, homes in M16 8 have sold for about £3,300 per square metre on average over the last five years: the like-for-like measure that lets you compare a small flat with a large house, from the Energy Performance Certificate floor areas behind each sale.
Against a national (England and Wales) median of £285,000, M16 8 runs 5% above it.
The price of a typical M16 8 home, 1995 to 2026
Year by year: the median as it was recorded, and the same figure brought into today's money with ONS CPIH, which is where "did homes get dearer" actually gets answered. Hover shows each year; the legend isolates a series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £300,500 | £300,500 | 48 |
| 2025 | £235,000 | £240,620 | 114 |
| 2024 | £190,000 | £202,009 | 90 |
| 2023 | £209,500 | £230,189 | 112 |
| 2022 | £220,000 | £257,975 | 123 |
| 2021 | £197,000 | £249,427 | 128 |
| 2020 | £275,000 | £356,818 | 107 |
| 2019 | £181,000 | £237,248 | 103 |
| 2018 | £179,000 | £238,610 | 104 |
| 2017 | £235,000 | £320,516 | 137 |
| 2016 | £165,000 | £230,837 | 164 |
| 2015 | £130,000 | £183,690 | 167 |
| 2014 | £170,000 | £241,175 | 149 |
| 2013 | £152,500 | £219,432 | 96 |
| 2012 | £179,100 | £263,613 | 86 |
| 2011 | £156,600 | £236,406 | 108 |
| 2010 | £115,000 | £180,350 | 129 |
| 2009 | £174,000 | £279,706 | 61 |
| 2008 | £164,000 | £268,831 | 80 |
| 2007 | £165,000 | £279,886 | 253 |
| 2006 | £155,700 | £270,275 | 256 |
| 2005 | £145,200 | £258,397 | 272 |
| 2004 | £135,000 | £245,186 | 371 |
| 2003 | £125,000 | £230,280 | 348 |
| 2002 | £81,000 | £152,401 | 273 |
| 2001 | £76,000 | £146,106 | 251 |
| 2000 | £62,000 | £121,675 | 219 |
| 1999 | £46,500 | £92,672 | 191 |
| 1998 | £45,000 | £90,836 | 131 |
| 1997 | £40,600 | £83,262 | 145 |
| 1996 | £37,000 | £78,031 | 101 |
| 1995 | £42,200 | £91,736 | 114 |
In cash terms the typical M16 8 home went from £42,200 in 1995 to £300,500 in 2026, roughly 7 times the price. Adjusted for inflation it still comes to a real rise of roughly 228%, so homes here got dearer in substance, not only in cash. The real-terms peak came in 2020, and today's median remains roughly 16% under it: a 2020 buyer is still waiting to get that price back in today's money.
Year-on-year change in the M16 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 (+54.3% on the year before); the weakest, 2010 (−33.9%). 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) | +27.9% | +24.9% |
| 5 years (since 2021) | +8.8% | +3.8% |
| 10 years (since 2016) | +6.2% | +2.7% |
| 20 years (since 2006) | +3.3% | +0.5% |
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 M16 8
The year-by-year sales count
Recorded sales per year. The dip after 2008 is the financial crisis; the last bar is still filling in as recent sales get registered.
Over the last twelve months of data, 48 sales completed in M16 8. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 280 sales a year before the financial crisis and 97 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 M16 8
M16 8 falls under Manchester, where the ONS puts the average private rent at £1,352 a month (May 2026 figures). Size sets most of the rent: one-beds average £989 a month here against £1,989 for four or more bedrooms.
Average monthly rent by size, Manchester
ONS Price Index of Private Rents, May 2026.
£1,352 a month is £16,224 a year, which against the £300,500 median sold price makes a gross yield of 5.4%. Gross means before letting costs, voids, maintenance and tax: treat it as a ceiling. The ONS publishes rents by local authority, so neighbouring districts under the same authority share these numbers.
Reading the M16 8 market
This is a thin market: 48 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. The record here is jumpy: year-on-year moves of ten per cent or more are common in the chart above, mostly a function of which homes happened to sell rather than the market lurching.
Asked and answered: M16 8 (Firswood)
Are property prices falling in M16 8 (Firswood)?
Is M16 8 (Firswood) a good place to buy a house?
How much did a house sell for in M16 8 (Firswood)?
Are M16 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 53% over five years in cash and up 20% 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.
M16's current homes for sale
This is what you could actually buy today: 49 homes currently on the market from 5 agents publishing to HomesIndex.
These cover the whole M16 district, not just M16 8: live asking prices are collected per district.
Of everything listed here, 33% asks less than the sold record of comparable homes. Every listing is measured against recent recorded sales of similar nearby homes.
- Chester Road, Old Trafford, Mancheste...
- Talbot Road, Old Trafford, Manchester
- Madison Apartments, 41 Seymour Grove,...
"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 M16 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.
Moving up a bedroom in M: the cost
The Land Registry record, split by size: what each kind of home actually sold for across the M area. The jump between sizes is local: in some areas a third bedroom adds a quarter to the price, in others nearly four fifths, so a national rule of thumb will mislead you here.
| Type | 1 bed | 2 bed | 3 bed | 4 bed | 5 bed |
|---|---|---|---|---|---|
| Detached | — | £282,000 | £395,000 (+40%) | £625,000 (+58%) | £810,000 (+30%) |
| Semi-detached | £200,000 | £240,000 (+20%) | £310,000 (+29%) | £450,000 (+45%) | £635,000 (+41%) |
| Terraced | £181,725 | £199,300 (+10%) | £246,000 (+23%) | £350,000 (+42%) | £455,000 (+30%) |
| Flat | £160,000 | £233,000 (+46%) | £330,000 (+42%) | £590,000 (+79%) | — |
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. Sizes with too few homes to be meaningful are left blank.
The risers and the fallers
The spread across the M area is the point: the same five years treated these districts very differently.
Five-year change in the median, M area districts
Cash-terms risers and fallers across the area; click any row for that district's full report.
Other sectors in M16
A few minutes' walk can separate two very different markets. Here are M16's other sectors, each with its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| M16 0 | £365,000 | 37 |
| M16 7 | £210,000 | 11 |
| M16 9 | £277,500 | 28 |
Zoom out to the full M16 district report for the type split, monthly volumes and how M16 compares with its neighbours.
Selling a home in M16 8? Price it on the evidence
Ground the asking price in real sold prices first. The average prices map gives a rough value in a minute: start at M16 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 M16 8: the featured spot on this report is free for founding agents, one per district. Claim M16 8.
Go deeper
Behind the answers sits the same Land Registry record as this page, with M16 8 already set as the subject. Free, one click sign in.
Two maps carry on from here: every M16 8 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.