Local market reports › M area › M18 › M18 8
Abbey Hey market report M18 8, Manchester
The M18 8 (Abbey Hey) house price history in full, 1995 to 2026, in cash and in today's money. The raw material for this page is 5,019 HM Land Registry entries for M18 8 (Manchester), 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.
Covers registered sales to 2026 and ONS rents for May 2026. Refreshed monthly as new sales reach the register.
In short: the typical home in M18 8 (Manchester) sold for £193,000 in 2026, the median of 25 registered sales, up 26% on five years earlier. The mean was £193,800, and by floor area homes here have averaged about £2,170 per square metre over the last five years. The figures cover 5,019 sales recorded by HM Land Registry since 1995 and refresh with each monthly release: completed sale prices, not valuations or asking prices.
M18 8 is one sector of M18 (Manchester): a handful of streets, and the most local view the sold record can give. The price of that locality is lumpier charts, because each year's median rests on fewer sales.
Where M18 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 buyers actually paid in M18 8
25 sales were registered in M18 8 in 2026, and the middle one of them, the median, went for £193,000. The mean works out at £193,800, almost on top of it, so sales bunch tightly around the typical price.
M18 8 prices by floor area
The last five years of sales put M18 8 at roughly £2,170 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.
The national median for England and Wales is £285,000, which puts M18 8 32% below the country at large.
A typical M18 8 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 | £193,000 | £193,000 | 25 |
| 2025 | £170,000 | £174,065 | 67 |
| 2024 | £171,500 | £182,340 | 90 |
| 2023 | £155,000 | £170,307 | 79 |
| 2022 | £155,000 | £181,755 | 111 |
| 2021 | £153,000 | £193,718 | 76 |
| 2020 | £115,000 | £149,215 | 83 |
| 2019 | £107,000 | £140,251 | 104 |
| 2018 | £120,000 | £159,962 | 142 |
| 2017 | £89,500 | £122,069 | 104 |
| 2016 | £80,000 | £111,921 | 119 |
| 2015 | £73,000 | £103,149 | 101 |
| 2014 | £70,000 | £99,307 | 87 |
| 2013 | £64,600 | £92,953 | 83 |
| 2012 | £62,000 | £91,256 | 73 |
| 2011 | £70,000 | £105,673 | 101 |
| 2010 | £64,200 | £100,682 | 92 |
| 2009 | £68,000 | £109,311 | 89 |
| 2008 | £80,000 | £131,137 | 152 |
| 2007 | £85,000 | £144,184 | 284 |
| 2006 | £75,000 | £130,190 | 327 |
| 2005 | £60,000 | £106,776 | 346 |
| 2004 | £40,500 | £73,556 | 363 |
| 2003 | £27,000 | £49,741 | 393 |
| 2002 | £22,000 | £41,393 | 303 |
| 2001 | £22,000 | £42,294 | 257 |
| 2000 | £22,000 | £43,175 | 233 |
| 1999 | £19,000 | £37,866 | 211 |
| 1998 | £20,000 | £40,371 | 123 |
| 1997 | £22,800 | £46,758 | 144 |
| 1996 | £21,000 | £44,288 | 140 |
| 1995 | £25,000 | £54,346 | 117 |
In cash terms the typical M18 8 home went from £25,000 in 1995 to £193,000 in 2026, roughly 8 times the price. Adjusted for inflation it still comes to a real rise of roughly 255%, so homes here got dearer in substance, not only in cash.
Year-on-year change in the M18 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 2004 (+50.0% on the year before); the weakest, 1996 (−16.0%). 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) | +13.5% | +10.9% |
| 5 years (since 2021) | +4.8% | −0.1% |
| 10 years (since 2016) | +9.2% | +5.6% |
| 20 years (since 2006) | +4.8% | +2.0% |
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
The year-by-year sales count
Annual recorded sales. The post-2008 trough is the financial crisis; treat the final bar as provisional while registrations catch up.
Over the last twelve months of data, 25 sales completed in M18 8. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 313 sales a year before the financial crisis and 74 a year over the last five. 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.
What kind of market M18 8 is
This is a thin market: 25 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 M18 8
M18 8 falls under Manchester, where the ONS puts the average private rent at £1,352 a month (May 2026 figures). The spread runs from £989 a month for a typical one-bed to £1,989 at four-plus bedrooms, which is size doing most of the pricing.
Average monthly rent by size, Manchester
ONS Price Index of Private Rents, May 2026.
Set against the £193,000 median sold price, £1,352 a month is £16,224 a year, a gross yield of 8.4%: 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.
What people ask about M18 8 (Abbey Hey)
How much did a house sell for in M18 8 (Abbey Hey)?
Are property prices falling in M18 8 (Abbey Hey)?
Is M18 8 (Abbey Hey) a good place to buy a house?
Will M18 8 prices rise from here?
Prediction is not this page's business. Its business is the record, which says: the median is up 26% 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.
M18's current homes for sale
This is what you could actually buy today: 19 homes currently on the market from 3 agents publishing to HomesIndex.
These cover the whole M18 district, not just M18 8: live asking prices are collected per district.
21% 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.
- Sunny Brow Road, Gorton, Manchester, M18
- Turnbull Road, Gorton, Tameside
- Flemish Crescent, Gorton, Manchester, M18, Manchester
"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 M18 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 M
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. Where too few homes exist to say anything meaningful, the cell is blank.
The risers and the fallers
The spread across the M area is the point: the same five years treated these districts very differently.
M 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 M18
A few minutes' walk can separate two very different markets. Here are M18's other sectors, each with its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| M18 7 | £211,500 | 22 |
Zoom out to the full M18 district report for the type split, monthly volumes and how M18 compares with its neighbours.
Selling a home in M18 8? Price it on the evidence
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in M18 8, open the average prices map and zoom from the M18 8 shading down to the sold homes on your own street. Every recorded M18 8 sale is on this page; the same Land Registry record is what agents price from, and it is now in your hands.
Local estate agents: one agent per district gets the featured spot on this report, free for founding agents. Claim M18 8.
Take it further
Behind the answers sits the same Land Registry record as this page, with M18 8 already set as the subject. Free, one click sign in.
Two maps carry on from here: every M18 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.