Local market reports › M area › M29 › M29 8
Tyldesley market report M29 8, Manchester
The M29 8 (Tyldesley) house price history in full, 1995 to 2026, in cash and in today's money. Underneath every chart here sit 6,004 registered sales in M29 8 (Manchester) since 1995, the HM Land Registry record of what buyers really paid, with ONS figures covering rents. Nothing is a valuation, an estimate or an asking price.
Covers registered sales to 2026 and ONS rents for May 2026. Refreshed monthly as new sales reach the register.
In short: the 2026 median for M29 8 (Manchester) is £216,200, from 54 registered sales, up 17% on five years earlier; the mean is £261,600, and by floor area homes here have averaged about £2,610 per square metre over the last five years. Behind the figures sit 6,004 HM Land Registry entries going back to 1995, refreshed monthly, every one a completed sale rather than a valuation or an asking price.
M29 8 is one sector of M29 (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 M29 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 M29 8 sells for
In the M29 8 property market, the 2026 median sale price is £216,200, from 54 registered sales; the mean, the "average house price" most sites quote, is £261,600, sitting a long way above it, which tells you a few very expensive sales are pulling the average up.
House prices per square metre in M29 8
Measured by floor area, the last five years of M29 8 sales average about £2,610 per square metre. Price per square metre is the fair way to compare a one-bed flat with a four-bed house, and it comes from the Energy Performance Certificate on each sold home.
England and Wales as a whole trade at a £285,000 median, leaving M29 8 24% below the national figure.
A typical M29 8 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 | £216,200 | £216,200 | 54 |
| 2025 | £223,000 | £228,333 | 197 |
| 2024 | £190,000 | £202,009 | 137 |
| 2023 | £203,000 | £223,047 | 145 |
| 2022 | £200,000 | £234,523 | 228 |
| 2021 | £185,000 | £234,234 | 220 |
| 2020 | £174,000 | £225,769 | 186 |
| 2019 | £163,500 | £214,309 | 198 |
| 2018 | £165,000 | £219,948 | 241 |
| 2017 | £133,700 | £182,353 | 166 |
| 2016 | £110,000 | £153,891 | 157 |
| 2015 | £110,000 | £155,430 | 129 |
| 2014 | £100,500 | £142,577 | 122 |
| 2013 | £105,200 | £151,372 | 133 |
| 2012 | £112,200 | £165,144 | 96 |
| 2011 | £95,000 | £143,413 | 121 |
| 2010 | £97,200 | £152,435 | 80 |
| 2009 | £90,000 | £144,676 | 104 |
| 2008 | £108,800 | £178,346 | 134 |
| 2007 | £110,000 | £186,591 | 272 |
| 2006 | £105,000 | £182,267 | 230 |
| 2005 | £85,500 | £152,156 | 204 |
| 2004 | £92,000 | £167,090 | 335 |
| 2003 | £77,000 | £141,853 | 324 |
| 2002 | £52,500 | £98,778 | 310 |
| 2001 | £56,000 | £107,657 | 339 |
| 2000 | £48,000 | £94,200 | 267 |
| 1999 | £39,500 | £78,721 | 152 |
| 1998 | £46,000 | £92,854 | 207 |
| 1997 | £40,000 | £82,032 | 182 |
| 1996 | £40,000 | £84,358 | 198 |
| 1995 | £33,000 | £71,737 | 136 |
In cash terms the typical M29 8 home went from £33,000 in 1995 to £216,200 in 2026, roughly 7 times the price. Inflation explains only part of it: in today's money the rise is still about 201%, a genuine increase in what a home here costs. Measured in today's money the market peaked in 2022; the current median sits about 8% 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 M29 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 (+46.7% on the year before); the weakest, 2009 (−17.3%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
What M29 8 has returned, per year
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −3.0% | −5.3% |
| 5 years (since 2021) | +3.2% | −1.6% |
| 10 years (since 2016) | +7.0% | +3.5% |
| 20 years (since 2006) | +3.7% | +0.9% |
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.
How many homes change hands in M29 8
How many homes change hands
Recorded sales per year. The dip after 2008 is the financial crisis; the last bar is still filling in as recent sales get registered.
The register shows 54 M29 8 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 285 sales a year before the financial crisis and 152 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.
Rents around M29 8
The local authority for M29 8 is Wigan, and its ONS average private rent currently stands at £741 a month (May 2026 figures). Size sets most of the rent: one-beds average £538 a month here against £1,137 for four or more bedrooms.
Average monthly rent by size, Wigan
ONS Price Index of Private Rents, May 2026.
£741 a month is £8,892 a year, which against the £216,200 median sold price makes a gross yield of 4.1%. 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.
What kind of market M29 8 is
Only 54 sales completed here in the last twelve months of data, which makes M29 8 a thin market. Each figure rests on few transactions, so single streets can swing the median and the charts deserve a sceptical squint. 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.
M29 8 (Tyldesley): the questions that come up
Are property prices falling in M29 8 (Tyldesley)?
Is M29 8 (Tyldesley) a good place to buy a house?
How much did a house sell for in M29 8 (Tyldesley)?
What happens to M29 8 prices now?
Nobody can tell you that, and this page will not pretend to. What the record shows: the median is up 17% over five years in cash but down 8% 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.
On the market in M29 today
The live side of the market holds 56 homes at the moment, listed by 5 agents publishing to HomesIndex.
These cover the whole M29 district, not just M29 8: live asking prices are collected per district.
Of everything listed here, 35% asks less than the sold record of comparable homes. Every listing is measured against recent recorded sales of similar nearby homes.
- Thorncroft Avenue, Astley, Tyldesley,...
- New Lester Close, Tyldesley, Manchester
- Garner Drive, Astley, Tyldesley, 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 M29 home for sale on the map →
Refreshed every Monday and Thursday from agents' own feeds to HomesIndex, so a sample of the market rather than all of it. An asking price remains an ask, not a sale.
Bedroom by bedroom: M prices by size
What homes of each size actually sold for across the M area, from the Land Registry record. 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 | — | £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%) | — |
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. 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.
Five-year change in the median, M area districts
The districts that gained and lost most in cash terms, each row linking through to its own report.
Other sectors in M29
Sector boundaries hide real price steps. The rest of M29, one report each:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| M29 7 | £235,000 | 59 |
Zoom out to the full M29 district report for the type split, monthly volumes and how M29 compares with its neighbours.
Selling in M29 8? Start from the sold record
Ground the asking price in real sold prices first. The average prices map gives a rough value in a minute: start at M29 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 M29 8: the featured spot on this report is free for founding agents, one per district. Claim M29 8.
Take it further
Behind the answers sits the same Land Registry record as this page, with M29 8 already set as the subject. Free, one click sign in.
See every individual M29 8 sale on the live map, mapped to the exact address, or zoom the average prices map from neighbourhood shading down to single homes. The report tool writes a custom answer to a specific question, and the mortgage and rent calculator on any sale 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.