Local market reports › M area › M8 › M8 4
Crumpsall market report M8 4, Manchester
The M8 4 (Crumpsall) house price history in full, 1995 to 2026, in cash and in today's money. This page is built from the public record and nothing else: 3,526 completed sales registered with HM Land Registry in M8 4 (Manchester) since 1995, plus current ONS rental figures. There are no valuations, estimates or asking prices in it.
Sales data to 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh.
In short: the 2026 median for M8 4 (Manchester) is £200,000, from 17 registered sales, up 12% on five years earlier; the mean is £207,000, and by floor area homes here have averaged about £2,660 per square metre over the last five years. Behind the figures sit 3,526 HM Land Registry entries going back to 1995, refreshed monthly, every one a completed sale rather than a valuation or an asking price.
M8 4 is one sector of M8 (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 M8 4 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 M8 4 sells for
In the M8 4 property market, the 2026 median sale price is £200,000, from 17 registered sales; the mean, the "average house price" most sites quote, is £207,000, sitting nearly identical to it, meaning sales cluster closely around the typical figure.
What a square metre costs in M8 4
A square metre of M8 4 home has cost about £2,660 on average across the last five years of sales, using the floor area on each home's Energy Performance Certificate: the measure that puts a studio and a five-bed on the same footing.
For scale: the England and Wales median is £285,000, so M8 4 trades 30% below the country as a whole.
The price of a typical M8 4 home, 1995 to 2026
One line records the median as paid; the other restates every year in today's money via ONS CPIH, the honest measure of getting dearer. Hover for year figures, click the legend to isolate a line.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £200,000 | £200,000 | 17 |
| 2025 | £190,000 | £194,543 | 51 |
| 2024 | £202,000 | £214,767 | 65 |
| 2023 | £222,500 | £244,473 | 46 |
| 2022 | £250,000 | £293,154 | 59 |
| 2021 | £178,500 | £226,004 | 72 |
| 2020 | £177,000 | £229,661 | 59 |
| 2019 | £129,500 | £169,744 | 62 |
| 2018 | £158,000 | £210,617 | 80 |
| 2017 | £140,000 | £190,946 | 91 |
| 2016 | £105,000 | £146,896 | 132 |
| 2015 | £85,500 | £120,812 | 112 |
| 2014 | £109,200 | £154,919 | 83 |
| 2013 | £89,500 | £128,782 | 77 |
| 2012 | £94,200 | £138,651 | 64 |
| 2011 | £105,000 | £158,510 | 72 |
| 2010 | £100,000 | £156,826 | 61 |
| 2009 | £100,000 | £160,751 | 49 |
| 2008 | £121,000 | £198,345 | 76 |
| 2007 | £124,200 | £210,678 | 174 |
| 2006 | £109,000 | £189,210 | 167 |
| 2005 | £90,000 | £160,164 | 177 |
| 2004 | £82,000 | £148,928 | 152 |
| 2003 | £60,000 | £110,535 | 233 |
| 2002 | £48,700 | £91,629 | 218 |
| 2001 | £36,800 | £70,746 | 144 |
| 2000 | £40,000 | £78,500 | 162 |
| 1999 | £35,800 | £71,348 | 174 |
| 1998 | £37,000 | £74,687 | 176 |
| 1997 | £35,500 | £72,803 | 167 |
| 1996 | £33,000 | £69,596 | 128 |
| 1995 | £35,000 | £76,085 | 126 |
In cash terms the typical M8 4 home went from £35,000 in 1995 to £200,000 in 2026, roughly 6 times the price. Adjusted for inflation it still comes to a real rise of roughly 163%, so homes here got dearer in substance, not only in cash. Measured in today's money the market peaked in 2022; the current median sits about 32% 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 M8 4 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 2022 (+40.1% on the year before); the weakest, 2015 (−21.7%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
The long view: annualised growth
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | +5.3% | +2.8% |
| 5 years (since 2021) | +2.3% | −2.4% |
| 10 years (since 2016) | +6.7% | +3.1% |
| 20 years (since 2006) | +3.1% | +0.3% |
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.
Transaction volumes
How many homes change hands
Each bar is a year's recorded sales. 2008's dip is the financial crisis, and the newest bar always grows for a while as late registrations arrive.
The register shows 17 M8 4 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 178 sales a year before the financial crisis and 48 a year over the last five. Price without volume misleads: a median built on few sales jumps around, and one street can tilt it. Keep in mind too that the latest year is still filling in, since sales reach the register weeks or months after completion.
What homes rent for around M8 4
For renting purposes M8 4 sits in Manchester. The ONS average private rent there is £1,352 a month (May 2026). A one-bed averages £989 a month here and a four-or-more-bed £1,989, so size does most of the work in setting the rent.
Average monthly rent by size, Manchester
ONS Price Index of Private Rents, May 2026.
Against the £200,000 median purchase price, a rent of £1,352 a month (£16,224 a year) works out at a 8.1% gross yield, a ceiling figure that ignores letting costs, voids, maintenance and tax. Because rents are local-authority statistics, districts sharing the authority share the figure.
The shape of the M8 4 market
Only 17 sales completed here in the last twelve months of data, which makes M8 4 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. Within M8, this sector trades 9% above the district median: one of the dearer corners of its district.
M8 4 (Crumpsall): the questions that come up
Is M8 4 (Crumpsall) a good place to buy a house?
How much did a house sell for in M8 4 (Crumpsall)?
Are property prices falling in M8 4 (Crumpsall)?
Where do M8 4 prices go next?
Nobody can tell you that, and this page will not pretend to. What the record shows: the median is up 12% over five years in cash but down 12% 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.
What you could buy in M8 now
This is what you could actually buy today: 46 homes currently on the market from 8 agents publishing to HomesIndex.
These cover the whole M8 district, not just M8 4: live asking prices are collected per district.
11% 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.
- Chime Bank,Crumpsall, M8, Crumpsall
- Wellmead Close, Manchester, Greater M...
- Bignor Street, Cheetham Hill, M8, Cheetham Hill
"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 M8 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
The Land Registry record, split by size: what each kind of home actually sold for across the M 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 | — | £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%) | — |
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 M area is the point: the same five years treated these districts very differently.
Five-year change in the median, M area districts
The biggest risers and fallers in cash terms; every row links to that district's report.
Other sectors in M8
A few minutes' walk can separate two very different markets. Here are M8's other sectors, each with its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| M8 0 | £150,000 | 17 |
| M8 5 | £257,000 | 10 |
| M8 8 | £120,500 | 8 |
| M8 9 | £120,000 | 3 |
Zoom out to the full M8 district report for the type split, monthly volumes and how M8 compares with its neighbours.
Selling a home in M8 4? 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 M8 4'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.
For local estate agents: each district report carries one featured-agent spot, free while founding places last. Claim M8 4.
Go deeper
Behind the answers sits the same Land Registry record as this page, with M8 4 already set as the subject. Free, one click sign in.
See every individual M8 4 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.
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.