Local market reports › M area › M9 › M9 8
Harpurhey market report M9 8, Manchester
The M9 8 (Harpurhey) house price history in full, 1995 to 2026, in cash and in today's money. Everything below comes from 4,150 sales recorded by HM Land Registry in M9 8 (Manchester) since 1995, real completion prices from real purchases, alongside the ONS's current rent figures. No valuations, no estimates, no asking prices.
Covers registered sales to 2026 and ONS rents for May 2026. Refreshed monthly as new sales reach the register.
In short: 31 registered 2026 sales put the M9 8 (Manchester) median at £212,000, up 51% on five years earlier, with a mean of £205,000, and by floor area homes here have averaged about £2,240 per square metre over the last five years. Everything rests on 4,150 completed HM Land Registry sales since 1995, refreshed monthly; valuations and asking prices play no part.
A postcode sector like M9 8 is a single group of streets within M9 (Manchester), the finest slice the public record supports. Fewer sales stand behind each figure than at district level, so the lines jump about more.
Where M9 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 M9 8 homes really sell for
The 2026 median for M9 8 is £212,000, taken from 31 registered sales. The mean, which is what most sites call the "average house price", is £205,000, practically level with it: prices here bunch tightly around the middle.
M9 8 prices by floor area
A square metre of M9 8 home has cost about £2,240 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 M9 8 trades 26% below the country as a whole.
A typical M9 8 home, priced year by year (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 | £212,000 | £212,000 | 31 |
| 2025 | £191,200 | £195,772 | 68 |
| 2024 | £159,000 | £169,050 | 91 |
| 2023 | £160,000 | £175,801 | 83 |
| 2022 | £148,000 | £173,547 | 84 |
| 2021 | £140,000 | £177,258 | 89 |
| 2020 | £128,000 | £166,083 | 81 |
| 2019 | £111,000 | £145,494 | 90 |
| 2018 | £110,000 | £146,632 | 106 |
| 2017 | £95,000 | £129,570 | 100 |
| 2016 | £86,000 | £120,315 | 103 |
| 2015 | £85,000 | £120,105 | 116 |
| 2014 | £89,000 | £126,262 | 111 |
| 2013 | £97,800 | £140,724 | 96 |
| 2012 | £73,200 | £107,741 | 114 |
| 2011 | £84,800 | £128,015 | 112 |
| 2010 | £78,200 | £122,638 | 76 |
| 2009 | £81,500 | £131,012 | 62 |
| 2008 | £97,000 | £159,003 | 92 |
| 2007 | £94,200 | £159,789 | 266 |
| 2006 | £93,000 | £161,436 | 343 |
| 2005 | £90,000 | £160,164 | 226 |
| 2004 | £78,000 | £141,663 | 319 |
| 2003 | £58,000 | £106,850 | 297 |
| 2002 | £33,200 | £62,466 | 196 |
| 2001 | £35,000 | £67,286 | 169 |
| 2000 | £30,000 | £58,875 | 116 |
| 1999 | £25,000 | £49,824 | 132 |
| 1998 | £31,500 | £63,585 | 95 |
| 1997 | £31,800 | £65,215 | 97 |
| 1996 | £27,000 | £56,942 | 76 |
| 1995 | £27,000 | £58,694 | 113 |
In cash terms the typical M9 8 home went from £27,000 in 1995 to £212,000 in 2026, roughly 8 times the price. Inflation explains only part of it: in today's money the rise is still about 261%, a genuine increase in what a home here costs.
Year-on-year change in the M9 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 (+74.7% on the year before); the weakest, 1999 (−20.6%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Annualised returns
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | +10.9% | +8.3% |
| 5 years (since 2021) | +8.7% | +3.6% |
| 10 years (since 2016) | +9.4% | +5.8% |
| 20 years (since 2006) | +4.2% | +1.4% |
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.
Transaction volumes
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.
Over the last twelve months of data, 31 sales completed in M9 8. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 242 sales a year before the financial crisis and 71 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 M9 8 is
This is a thin market: 31 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. 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.
The rental side of M9 8
M9 8 falls under Manchester, where the ONS puts the average private rent at £1,352 a month (May 2026 figures). 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 £212,000 median purchase price, a rent of £1,352 a month (£16,224 a year) works out at a 7.7% 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.
What people ask about M9 8 (Harpurhey)
Is M9 8 (Harpurhey) a good place to buy a house?
How much did a house sell for in M9 8 (Harpurhey)?
Are property prices falling in M9 8 (Harpurhey)?
What happens to M9 8 prices now?
Prediction is not this page's business. Its business is the record, which says: the median is up 51% over five years in cash and up 20% 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 M9 today
This is what you could actually buy today: 56 homes currently on the market from 9 agents publishing to HomesIndex.
These cover the whole M9 district, not just M9 8: live asking prices are collected per district.
29% of current listings sit under the prices comparable homes actually fetched. The comparison behind each listing uses recent recorded sales of similar homes close by.
- Horse Chestnut Drive, Manchester, Blackley, M9, Blackley
- Glen Avenue, Blackley, Manchester, M9, Manchester
- Spindletree Avenue, Manchester, M9, Manchester
The "under comparable sales" label measures each asking price against real nearby sales of similar homes: an opening position for a conversation rather than a valuation. The home itself still needs looking at.
See every M9 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. Blank cells mean too few homes for the figure to mean anything.
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 M9
Sector boundaries hide real price steps. The rest of M9, one report each:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| M9 0 | £200,000 | 15 |
| M9 4 | £200,000 | 15 |
| M9 5 | £204,000 | 1 |
| M9 6 | £216,800 | 20 |
| M9 7 | £260,000 | 11 |
Zoom out to the full M9 district report for the type split, monthly volumes and how M9 compares with its neighbours.
Selling in M9 8? Start from the sold record
Start from what homes here actually sold for, not an estimate. Before booking a house valuation or flat valuation in M9 8, use the average prices map for a rough value: zoom from M9 8's shading down to the sold homes on your own street. The figures above are every recorded M9 8 sale; agents price with this same Land Registry record, and now you have it too.
Estate agents working M9 8: the featured spot on this report is free for founding agents, one per district. Claim M9 8.
Keep digging
The AI answers from the same Land Registry data this report is built on, already scoped to M9 8. Free after a one click sign in.
The live map plots every individual M9 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.