Local market reports › M area › M8
Crumpsall market report M8, Manchester
The standing M8 (Crumpsall) property market report, rebuilt from the full public record every month. Underneath every chart here sit 10,683 registered sales in M8 (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.
Sales data to July 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh.
In short: the typical home in M8 (Manchester) sold for £183,000 in 2026, the median of 55 registered sales, up 18% on five years earlier. The mean was £188,300, and by floor area homes here have averaged about £2,330 per square metre over the last five years. The figures cover 10,683 sales recorded by HM Land Registry since 1995 and refresh with each monthly release: completed sale prices, not valuations or asking prices.
M8 is the postcode district covering Crumpsall, Cheetham Hill in Manchester. Districts are a practical way to slice a market: small enough to mean something locally, big enough to have a steady flow of sales to measure.
Where M8 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 M8
Take the 55 registered 2026 sales in M8 and the middle price, the median, is £183,000. The mean lands at £188,300, almost on top of it, so sales bunch tightly around the typical price.
M8 prices by floor area
By floor space, homes in M8 have sold for about £2,330 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 M8 36% below the country at large.
A typical M8 home, priced year by year (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 | £183,000 | £183,000 | 55 |
| 2025 | £185,000 | £189,424 | 143 |
| 2024 | £187,800 | £199,670 | 158 |
| 2023 | £180,000 | £197,776 | 141 |
| 2022 | £184,400 | £216,230 | 210 |
| 2021 | £155,000 | £196,250 | 206 |
| 2020 | £160,000 | £207,603 | 185 |
| 2019 | £127,000 | £166,467 | 187 |
| 2018 | £126,000 | £167,960 | 222 |
| 2017 | £120,800 | £164,759 | 260 |
| 2016 | £105,800 | £148,015 | 263 |
| 2015 | £85,000 | £120,105 | 267 |
| 2014 | £95,500 | £135,483 | 241 |
| 2013 | £93,000 | £133,818 | 229 |
| 2012 | £95,000 | £139,828 | 188 |
| 2011 | £99,000 | £149,452 | 209 |
| 2010 | £100,000 | £156,826 | 250 |
| 2009 | £100,000 | £160,751 | 217 |
| 2008 | £125,000 | £204,901 | 365 |
| 2007 | £123,000 | £208,642 | 625 |
| 2006 | £113,000 | £196,154 | 574 |
| 2005 | £92,200 | £164,079 | 614 |
| 2004 | £82,000 | £148,928 | 644 |
| 2003 | £56,700 | £104,455 | 650 |
| 2002 | £40,000 | £75,260 | 579 |
| 2001 | £29,500 | £56,712 | 428 |
| 2000 | £32,000 | £62,800 | 475 |
| 1999 | £28,000 | £55,803 | 473 |
| 1998 | £31,500 | £63,585 | 403 |
| 1997 | £27,000 | £55,372 | 441 |
| 1996 | £27,500 | £57,996 | 422 |
| 1995 | £30,000 | £65,215 | 359 |
In cash terms the typical M8 home went from £30,000 in 1995 to £183,000 in 2026, roughly 6 times the price. Inflation explains only part of it: in today's money the rise is still about 181%, a genuine increase in what a home here costs. The real-terms peak came in 2022, and today's median remains roughly 15% under it: a 2022 buyer is still waiting to get that price back in today's money.
Year-on-year change in the M8 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 (+44.6% on the year before); the weakest, 2009 (−20.0%). 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) | −1.1% | −3.4% |
| 5 years (since 2021) | +3.4% | −1.4% |
| 10 years (since 2016) | +5.6% | +2.1% |
| 20 years (since 2006) | +2.4% | −0.3% |
Compound annual growth of the median sold price; the real column deflates by ONS CPIH. Annualised figures smooth the cycle (the chart above shows the cycle), and past growth is a record, not a forecast.
Detached, semi, terraced, flat: four markets in one
A single median hides the split beneath it. Sales of terraced homes dominate the record here, 45% of the typed total. In 2023, the last year both were recorded here, a detached home traded at £285,500 against £120,000 for a flat, 2.4 times the price.
Median by property type, M8
One line per type, years with too few sales omitted. Hover for the year's figures; click a legend entry to isolate a type.
| Type | Median (2026) | Sales that year | All-time sales |
|---|---|---|---|
| Detached | £285,500 (2023) | – | 426 |
| Semi-detached | £252,000 | 22 | 3,634 |
| Terraced | £177,500 | 16 | 4,811 |
| Flats | £110,500 | 14 | 1,799 |
Sales activity in M8
Sales per year, counted
Annual recorded sales. The post-2008 trough is the financial crisis; treat the final bar as provisional while registrations catch up.
Month by month, five years back
Sales as they reached the register each month. Expect the seasonal sawtooth, and discount the newest months while late entries land.
Over the last twelve months of data, 121 sales completed in M8. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 574 sales a year before the financial crisis and 141 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.
Reading the M8 market
Only 121 sales completed here in the last twelve months of data, which makes M8 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. Among the 42 measurable districts of its area, M8 ranks 40 by median price: towards the affordable end.
What tenants pay around M8
For renting purposes M8 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.
Set against the £183,000 median sold price, £1,352 a month is £16,224 a year, a gross yield of 8.9%: 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.
Searches that land here, answered
These are the recorded searches for the wider M report family, answered with this page's own figures.
People ask average house price increase manchester since 2020
. From the register: £160,000 in 2020 against £183,000 in 2026, which is a rise of 14% in cash (down 12% after inflation).
Search phrases quoted verbatim from Google Search Console for this site (last 16 months); each is answered from the page's own Land Registry figures.
Common questions on M8 (Crumpsall)
Are property prices falling in M8 (Crumpsall)?
Is M8 (Crumpsall) a good place to buy a house?
How much did a house sell for in M8 (Crumpsall)?
What happens to M8 prices now?
Prediction is not this page's business. Its business is the record, which says: the median is up 18% over five years in cash but down 7% after inflation. Read the volume chart with the price chart before acting on either, remembering that registrations trail the deals themselves by weeks.
On the market in M8 today
Everything above is what homes in M8 sold for. This is what you could actually buy today: 46 homes currently on the market from 8 agents publishing to HomesIndex, at a typical asking price 24% above the M8 median sold price.
Of everything listed here, 11% asks less than the sold record of comparable homes. Every listing is measured against recent recorded sales of similar nearby homes.
- Chime Bank,Crumpsall, M8, Crumpsall
- Wellmead Close, Manchester, Greater M...
- Bignor Street, Cheetham Hill, M8, Cheetham Hill
"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 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.
What another bedroom costs in M
Real sold prices by size across the M area, straight 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. Blank cells mean too few homes for the figure to mean anything.
The risers and the fallers
M8 ranks 23 of 42 in the M area on five-year growth. The gap between the top and bottom of this chart is the difference between buying well and buying badly in the same city.
Winners and losers across the M area, five years
The biggest risers and fallers in cash terms; every row links to that district's report.
Inside M8, sector by sector
Postcode sectors are the next slice down, each a group of streets with its own market report. Prices can differ sharply between two sectors a few minutes' walk apart.
| Sector | Median (latest) | Sales that year |
|---|---|---|
| M8 0 | £150,000 | 17 |
| M8 4 | £200,000 | 17 |
| M8 5 | £257,000 | 10 |
| M8 8 | £120,500 | 8 |
| M8 9 | £120,000 | 3 |
How M8 compares nearby
Same city, different markets. The dearest districts of the M area, and M8 itself, which ranks 40 of 42 by median price:
| District | Median | 5-year |
|---|---|---|
| M21 | £410,000 | +22% |
| M33 | £410,000 | +27% |
| M20 | £360,000 | +17% |
| M41 | £346,400 | +20% |
| M16 | £314,500 | +37% |
| M7 | £296,000 | +35% |
| M25 | £293,500 | +13% |
| M32 | £290,000 | +21% |
| M28 | £285,000 | +12% |
| M19 | £276,000 | +23% |
| M45 | £275,000 | +24% |
| M23 | £266,000 | +33% |
| M2 | £257,800 | -34% |
| M13 | £250,000 | +2% |
| M14 | £245,000 | +29% |
| M27 | £243,500 | +22% |
| M22 | £242,000 | +26% |
| M35 | £238,000 | +29% |
| M44 | £235,000 | +31% |
| M6 | £232,500 | +16% |
| M29 | £232,500 | +16% |
| M30 | £230,000 | +17% |
| M40 | £230,000 | +38% |
| M8 (this report) | £183,000 | +18% |
Selling in M8? 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 M8'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 M8: the featured spot on this report is free for founding agents, one per district. Claim M8.
Dig further
Behind the answers sits the same Land Registry record as this page, with M8 already set as the subject. Free, one click sign in.
See every individual M8 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.
Method, briefly: HM Land Registry Price Paid Data (Crown copyright, OGL v3.0) supplies every sale, geocoded to address level; CPIH from the ONS restates prices in today's money; ONS local-authority figures supply the rents. Medians of real sales, not valuations. No part of this page is financial advice.