Local market reports › M area › M6 › M6 8
Pendleton market report M6 8, Salford
The standing M6 8 (Pendleton) property market report, rebuilt from the full public record every month. The raw material for this page is 4,325 HM Land Registry entries for M6 8 (Salford), 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: 43 registered 2026 sales put the M6 8 (Salford) median at £225,000, up 7% on five years earlier, with a mean of £236,800, and by floor area homes here have averaged about £2,790 per square metre over the last five years. Everything rests on 4,325 completed HM Land Registry sales since 1995, refreshed monthly; valuations and asking prices play no part.
M6 8 is one sector of M6 (Salford): 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 M6 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 M6 8
43 sales were registered in M6 8 in 2026, and the middle one of them, the median, went for £225,000. The mean works out at £236,800, modestly above it, the usual shape of a market with an expensive tail.
What a square metre costs in M6 8
By floor space, homes in M6 8 have sold for about £2,790 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.
The national median for England and Wales is £285,000, which puts M6 8 21% below the country at large.
M6 8's median sold price, 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 | £225,000 | £225,000 | 43 |
| 2025 | £246,800 | £252,702 | 132 |
| 2024 | £245,000 | £260,485 | 124 |
| 2023 | £230,500 | £253,263 | 137 |
| 2022 | £239,000 | £280,255 | 134 |
| 2021 | £210,500 | £266,520 | 160 |
| 2020 | £195,000 | £253,017 | 103 |
| 2019 | £195,000 | £255,598 | 175 |
| 2018 | £185,000 | £246,608 | 173 |
| 2017 | £153,000 | £208,677 | 122 |
| 2016 | £159,000 | £222,443 | 178 |
| 2015 | £133,800 | £189,059 | 144 |
| 2014 | £130,000 | £184,428 | 153 |
| 2013 | £117,500 | £169,071 | 107 |
| 2012 | £100,000 | £147,188 | 83 |
| 2011 | £112,000 | £169,077 | 68 |
| 2010 | £123,800 | £194,150 | 66 |
| 2009 | £121,500 | £195,312 | 58 |
| 2008 | £126,000 | £206,541 | 74 |
| 2007 | £132,500 | £224,757 | 178 |
| 2006 | £127,000 | £220,456 | 169 |
| 2005 | £120,000 | £213,552 | 143 |
| 2004 | £110,500 | £200,690 | 220 |
| 2003 | £90,000 | £165,802 | 207 |
| 2002 | £70,000 | £131,704 | 190 |
| 2001 | £60,000 | £115,347 | 209 |
| 2000 | £51,000 | £100,088 | 164 |
| 1999 | £46,000 | £91,676 | 134 |
| 1998 | £49,700 | £100,323 | 128 |
| 1997 | £46,500 | £95,362 | 121 |
| 1996 | £45,800 | £96,590 | 116 |
| 1995 | £46,300 | £100,649 | 112 |
In cash terms the typical M6 8 home went from £46,300 in 1995 to £225,000 in 2026, roughly 5 times the price. Inflation explains only part of it: in today's money the rise is still about 124%, a genuine increase in what a home here costs. In inflation-adjusted terms the high-water mark was 2022. The market now sits about 20% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the M6 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 (+28.6% on the year before); the weakest, 2012 (−10.7%). 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) | −8.8% | −11.0% |
| 5 years (since 2021) | +1.3% | −3.3% |
| 10 years (since 2016) | +3.5% | +0.1% |
| 20 years (since 2006) | +2.9% | +0.1% |
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 M6 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.
M6 8 recorded 43 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 185 sales a year before the financial crisis and 114 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 M6 8 is
Only 43 sales completed here in the last twelve months of data, which makes M6 8 a thin market. Each figure rests on few transactions, so single streets can swing the median and the charts deserve a sceptical squint.
What homes rent for around M6 8
M6 8 falls under Salford, where the ONS puts the average private rent at £1,162 a month (May 2026 figures). The spread runs from £883 a month for a typical one-bed to £1,761 at four-plus bedrooms, which is size doing most of the pricing.
Average monthly rent by size, Salford
ONS Price Index of Private Rents, May 2026.
Set against the £225,000 median sold price, £1,162 a month is £13,944 a year, a gross yield of 6.2%: 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 M6 8 (Pendleton)
Is M6 8 (Pendleton) a good place to buy a house?
How much did a house sell for in M6 8 (Pendleton)?
Are property prices falling in M6 8 (Pendleton)?
Are M6 8 prices heading up or down?
That question has no honest answer, only evidence. The evidence: the median is up 7% over five years in cash but down 16% after inflation. Weigh the volume chart alongside the price one before deciding anything, and bear in mind every figure is a completed sale that reached the register weeks after completion.
M6's current homes for sale
This is what you could actually buy today: 30 homes currently on the market from 6 agents publishing to HomesIndex.
These cover the whole M6 district, not just M6 8: live asking prices are collected per district.
20% of what is on the market here is asking below what comparable homes actually sold for. Every listing is measured against recent recorded sales of similar nearby homes.
- Princeton Close, SALFORD, Lancashire, M6
- Duchy Road, Salford, Greater Manchest...
- Brindle Heath Road, SALFORD, Lancashi...
"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 M6 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.
Bedroom by bedroom: M prices by size
Real sold prices by size across the M area, straight from the Land Registry record. 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 | — | £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 districts that gained and lost most in cash terms, each row linking through to its own report.
Other sectors in M6
A few minutes' walk can separate two very different markets. Here are M6's other sectors, each with its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| M6 5 | £195,000 | 25 |
| M6 6 | £277,500 | 27 |
| M6 7 | £255,000 | 46 |
Zoom out to the full M6 district report for the type split, monthly volumes and how M6 compares with its neighbours.
Thinking of selling in M6 8? Get a rough value first
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in M6 8, open the average prices map and zoom from the M6 8 shading down to the sold homes on your own street. Every recorded M6 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 M6 8.
Keep digging
The AI answers from the same Land Registry data this report is built on, already scoped to M6 8. Free after a one click sign in.
The live map plots every individual M6 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.
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.