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Bardsley market report OL8, Oldham
The standing OL8 (Bardsley) property market report, rebuilt from the full public record every month. Everything below comes from 14,264 sales recorded by HM Land Registry in OL8 (Oldham) since 1995, real completion prices from real purchases, alongside the ONS's current rent figures. No valuations, no estimates, no asking prices.
Sales data to July 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh.
In short: the 2026 median for OL8 (Oldham) is £172,500, from 94 registered sales, up 33% on five years earlier; the mean is £181,900, and by floor area homes here have averaged about £2,040 per square metre over the last five years. Behind the figures sit 14,264 HM Land Registry entries going back to 1995, refreshed monthly, every one a completed sale rather than a valuation or an asking price.
The postcode district OL8 covering Bardsley, Oldham sits in Oldham. A district is the workhorse unit for reading a market: local enough to be meaningful, busy enough that the medians rest on a steady flow of sales.
Where OL8 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 OL8 homes really sell for
The 2026 median for OL8 is £172,500, taken from 94 registered sales. The mean, which is what most sites call the "average house price", is £181,900, modestly above it, the usual shape of a market with an expensive tail.
What a square metre costs in OL8
The last five years of sales put OL8 at roughly £2,040 per square metre. That figure, built from each sale's Energy Performance Certificate floor area, is the one that makes a small flat and a big house comparable.
England and Wales as a whole trade at a £285,000 median, leaving OL8 39% below the national figure.
OL8'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 | £172,500 | £172,500 | 94 |
| 2025 | £185,000 | £189,424 | 314 |
| 2024 | £165,000 | £175,429 | 253 |
| 2023 | £135,000 | £148,332 | 238 |
| 2022 | £140,000 | £164,166 | 324 |
| 2021 | £130,000 | £164,597 | 356 |
| 2020 | £110,000 | £142,727 | 303 |
| 2019 | £100,000 | £131,076 | 384 |
| 2018 | £100,000 | £133,302 | 398 |
| 2017 | £98,500 | £134,344 | 435 |
| 2016 | £84,000 | £117,517 | 368 |
| 2015 | £79,000 | £111,627 | 317 |
| 2014 | £85,000 | £120,587 | 304 |
| 2013 | £75,000 | £107,918 | 262 |
| 2012 | £77,800 | £114,512 | 242 |
| 2011 | £75,000 | £113,221 | 227 |
| 2010 | £86,000 | £134,870 | 255 |
| 2009 | £85,000 | £136,638 | 268 |
| 2008 | £95,000 | £155,725 | 391 |
| 2007 | £90,000 | £152,665 | 720 |
| 2006 | £80,000 | £138,870 | 768 |
| 2005 | £63,800 | £113,538 | 660 |
| 2004 | £51,000 | £92,626 | 893 |
| 2003 | £37,000 | £68,163 | 842 |
| 2002 | £38,000 | £71,497 | 841 |
| 2001 | £30,000 | £57,673 | 656 |
| 2000 | £30,000 | £58,875 | 677 |
| 1999 | £29,500 | £58,792 | 569 |
| 1998 | £31,500 | £63,585 | 544 |
| 1997 | £32,000 | £65,626 | 548 |
| 1996 | £29,500 | £62,214 | 424 |
| 1995 | £29,000 | £63,042 | 389 |
In cash terms the typical OL8 home went from £29,000 in 1995 to £172,500 in 2026, roughly 6 times the price. Even after inflation that is a real rise of about 174%: homes here genuinely became dearer, not merely more expensive on paper. In inflation-adjusted terms the high-water mark was 2025. The market now sits about 9% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the OL8 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 (+37.8% on the year before); the weakest, 2011 (−12.8%). 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) | −6.8% | −8.9% |
| 5 years (since 2021) | +5.8% | +0.9% |
| 10 years (since 2016) | +7.5% | +3.9% |
| 20 years (since 2006) | +3.9% | +1.1% |
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, 68% of the typed total. In 2023, the last year both were recorded here, a detached home traded at £268,000 against £78,000 for a flat, 3.4 times the price.
Median by property type, OL8
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 | £278,000 | 10 | 1,016 |
| Semi-detached | £212,000 | 20 | 3,344 |
| Terraced | £159,500 | 64 | 9,687 |
| Flats | £78,000 (2023) | – | 186 |
Sales activity in OL8
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.
The monthly pulse, last five years
Registrations by month. The repeating sawtooth is seasonality, and the right-hand edge always dips because the register lags completions.
The register shows 227 OL8 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 757 sales a year before the financial crisis and 245 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 OL8
OL8 falls under Oldham, where the ONS puts the average private rent at £917 a month (May 2026 figures). A one-bed averages £684 a month here and a four-or-more-bed £1,416, so size does most of the work in setting the rent.
Average monthly rent by size, Oldham
ONS Price Index of Private Rents, May 2026.
Against the £172,500 median purchase price, a rent of £917 a month (£11,004 a year) works out at a 6.4% 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 kind of market OL8 is
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 16 measurable districts of its area, OL8 ranks 15 by median price: towards the affordable end.
What people ask about OL8 (Bardsley)
How much did a house sell for in OL8 (Bardsley)?
Are property prices falling in OL8 (Bardsley)?
Is OL8 (Bardsley) a good place to buy a house?
Will OL8 prices rise from here?
That question has no honest answer, only evidence. The evidence: the median is up 33% over five years in cash and up 5% 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.
What is for sale in OL8 right now
Everything above is what homes in OL8 sold for. This is what you could actually buy today: 84 homes currently on the market from 5 agents publishing to HomesIndex, at a typical asking price 22% above the OL8 median sold price.
12% 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.
"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 OL8 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: OL prices by size
The Land Registry record, split by size: what each kind of home actually sold for across the OL area. 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 | — | £257,697 | £349,995 (+36%) | £495,000 (+41%) | £620,000 (+25%) |
| Semi-detached | £180,000 | £205,000 (+14%) | £251,000 (+22%) | £320,000 (+27%) | £375,000 (+17%) |
| Terraced | £135,000 | £149,000 (+10%) | £172,000 (+15%) | £212,500 (+24%) | £260,000 (+22%) |
| Flat | £120,000 | £145,000 (+21%) | £205,000 (+41%) | — | — |
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. Blank cells mean too few homes for the figure to mean anything.
The risers and the fallers
OL8 ranks 4 of 16 in the OL 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 OL area, five years
The districts that gained and lost most in cash terms, each row linking through to its own report.
Inside OL8, 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 |
|---|---|---|
| OL8 1 | £150,000 | 19 |
| OL8 2 | £173,500 | 22 |
| OL8 3 | £202,000 | 33 |
| OL8 4 | £182,200 | 20 |
How OL8 compares nearby
Same city, different markets. The neighbouring districts of the OL area, dearest first:
| District | Median | 5-year |
|---|---|---|
| OL3 | £295,000 | +2% |
| OL15 | £227,800 | +21% |
| OL2 | £225,000 | +25% |
| OL9 | £215,000 | +28% |
| OL11 | £210,000 | +24% |
| OL16 | £210,000 | +35% |
| OL7 | £201,200 | +34% |
| OL5 | £195,000 | +15% |
| OL10 | £195,000 | +23% |
| OL12 | £195,000 | +18% |
| OL4 | £194,000 | +16% |
| OL6 | £192,500 | +23% |
| OL14 | £185,000 | +19% |
| OL1 | £180,000 | +40% |
| OL8 (this report) | £172,500 | +33% |
| OL13 | £171,800 | +15% |
Before you sell in OL8: what the record supports
Start from what homes here actually sold for, not an estimate. Before booking a house valuation or flat valuation in OL8, use the average prices map for a rough value: zoom from OL8's shading down to the sold homes on your own street. The figures above are every recorded OL8 sale; agents price with this same Land Registry record, and now you have it too.
For local estate agents: each district report carries one featured-agent spot, free while founding places last. Claim OL8.
Take it further
The AI answers from the same Land Registry data this report is built on, already scoped to OL8. Free after a one click sign in.
The live map plots every individual OL8 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.