Local market reports › S area › S5 › S5 8
Ecclesfield market report S5 8, Sheffield
The S5 8 (Ecclesfield) house price history in full, 1995 to 2026, in cash and in today's money. The raw material for this page is 3,414 HM Land Registry entries for S5 8 (Sheffield), 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.
Sales recorded to 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.
In short: a typical S5 8 (Sheffield) home changed hands for £148,000 in 2026 (median of 59 registered sales, up 10% on five years earlier), with the mean at £162,700, and by floor area homes here have averaged about £2,060 per square metre over the last five years. Source: 3,414 completed sales on the HM Land Registry record since 1995, updated with each monthly release. No valuations, no asking prices.
A postcode sector like S5 8 is a single group of streets within S5 (Sheffield), the finest slice the public record supports. Fewer sales stand behind each figure than at district level, so the lines jump about more.
Where S5 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.
The going rate for a home in S5 8
The S5 8 median stands at £148,000 for 2026, built from 59 registered sales; the mean, the figure usually quoted as the "average house price", is £162,700, somewhat above it, as happens wherever a market carries an expensive tail.
What a square metre costs in S5 8
The last five years of sales put S5 8 at roughly £2,060 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.
For scale: the England and Wales median is £285,000, so S5 8 trades 48% below the country as a whole.
The price of a typical S5 8 home, 1995 to 2026
The cash median beside its inflation-adjusted twin (ONS CPIH). The adjusted line answers the harder question, whether homes really got dearer. Hover for the figures; the legend toggles each series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £148,000 | £148,000 | 59 |
| 2025 | £150,000 | £153,587 | 99 |
| 2024 | £140,000 | £148,849 | 87 |
| 2023 | £195,000 | £214,257 | 130 |
| 2022 | £157,000 | £184,100 | 137 |
| 2021 | £134,500 | £170,294 | 138 |
| 2020 | £100,000 | £129,752 | 80 |
| 2019 | £101,000 | £132,387 | 91 |
| 2018 | £112,000 | £149,298 | 135 |
| 2017 | £110,000 | £150,029 | 134 |
| 2016 | £97,200 | £135,984 | 84 |
| 2015 | £107,000 | £151,191 | 151 |
| 2014 | £90,500 | £128,390 | 144 |
| 2013 | £73,000 | £105,040 | 101 |
| 2012 | £70,000 | £103,031 | 60 |
| 2011 | £68,200 | £102,956 | 63 |
| 2010 | £80,000 | £125,461 | 60 |
| 2009 | £76,000 | £122,171 | 45 |
| 2008 | £80,000 | £131,137 | 92 |
| 2007 | £82,900 | £140,621 | 172 |
| 2006 | £80,000 | £138,870 | 154 |
| 2005 | £74,000 | £131,690 | 121 |
| 2004 | £65,000 | £118,053 | 143 |
| 2003 | £43,000 | £79,216 | 165 |
| 2002 | £39,000 | £73,378 | 159 |
| 2001 | £52,000 | £99,967 | 147 |
| 2000 | £58,500 | £114,806 | 139 |
| 1999 | £34,100 | £67,960 | 56 |
| 1998 | £27,900 | £56,318 | 68 |
| 1997 | £33,500 | £68,702 | 63 |
| 1996 | £34,000 | £71,704 | 76 |
| 1995 | £33,000 | £71,737 | 61 |
In cash terms the typical S5 8 home went from £33,000 in 1995 to £148,000 in 2026, roughly 4 times the price. Inflation explains only part of it: in today's money the rise is still about 106%, a genuine increase in what a home here costs. The real-terms peak came in 2023, and today's median remains roughly 31% under it: a 2023 buyer is still waiting to get that price back in today's money.
Year-on-year change in the S5 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 2000 (+71.6% on the year before); the weakest, 2024 (−28.2%). 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) | −1.3% | −3.6% |
| 5 years (since 2021) | +1.9% | −2.8% |
| 10 years (since 2016) | +4.3% | +0.9% |
| 20 years (since 2006) | +3.1% | +0.3% |
Each row is compound annual growth of the median; ONS CPIH supplies the real-terms deflator. Annualising irons out the cycle, which the chart above shows in full, and past growth records what happened rather than predicting anything.
The turnover behind the prices
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.
S5 8 recorded 59 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 150 sales a year before the financial crisis and 102 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.
The rental side of S5 8
For renting purposes S5 8 sits in Sheffield. The ONS average private rent there is £922 a month (May 2026). A one-bed averages £683 a month here and a four-or-more-bed £1,327, so size does most of the work in setting the rent.
Average monthly rent by size, Sheffield
ONS Price Index of Private Rents, May 2026.
Against the £148,000 median purchase price, a rent of £922 a month (£11,064 a year) works out at a 7.5% 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.
Reading the S5 8 market
This is a thin market: 59 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. Expect volatility in the annual figures: swings past ten per cent show up repeatedly above, and they usually reflect the mix of homes sold in a given year rather than genuine repricing.
S5 8 (Ecclesfield): the questions that come up
Are property prices falling in S5 8 (Ecclesfield)?
Is S5 8 (Ecclesfield) a good place to buy a house?
How much did a house sell for in S5 8 (Ecclesfield)?
What happens to S5 8 prices now?
Nobody can tell you that, and this page will not pretend to. What the record shows: the median is up 10% over five years in cash but down 13% 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.
On the market in S5 today
This is what you could actually buy today: 97 homes currently on the market from 9 agents publishing to HomesIndex.
These cover the whole S5 district, not just S5 8: live asking prices are collected per district.
31% 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.
- Deerlands Avenue, Sheffield, South Yo...
- Yew Lane, Ecclesfield, Sheffield, Sheffield
- Lytton Drive, Sheffield, South Yorksh...
"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 S5 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.
The price of an extra bedroom in S
What homes of each size actually sold for across the S area, from the Land Registry record. The jump between sizes is local: in some areas a third bedroom adds a quarter to the price, in others nearly four fifths, so a national rule of thumb will mislead you here.
| Type | 1 bed | 2 bed | 3 bed | 4 bed | 5 bed |
|---|---|---|---|---|---|
| Detached | — | £235,000 | £330,000 (+40%) | £495,000 (+50%) | £750,000 (+52%) |
| Semi-detached | £160,000 | £175,000 (+9%) | £220,000 (+26%) | £321,000 (+46%) | £550,000 (+71%) |
| Terraced | £132,000 | £140,000 (+6%) | £175,000 (+25%) | £256,500 (+47%) | £350,000 (+36%) |
| Flat | £120,000 | £148,000 (+23%) | £265,000 (+79%) | £461,750 (+74%) | — |
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. Where too few homes exist to say anything meaningful, the cell is blank.
The risers and the fallers
The spread across the S area is the point: the same five years treated these districts very differently.
Winners and losers across the S area, five years
The districts that gained and lost most in cash terms, each row linking through to its own report.
Other sectors in S5
Prices can differ sharply between two sectors a few minutes' walk apart. The rest of S5, each linking to its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| S5 0 | £142,000 | 26 |
| S5 6 | £129,000 | 28 |
| S5 7 | £173,000 | 20 |
| S5 9 | £193,500 | 36 |
Zoom out to the full S5 district report for the type split, monthly volumes and how S5 compares with its neighbours.
Selling a home in S5 8? Price it on the evidence
Start from what homes here actually sold for, not an estimate. Before booking a house valuation or flat valuation in S5 8, use the average prices map for a rough value: zoom from S5 8's shading down to the sold homes on your own street. The figures above are every recorded S5 8 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 S5 8.
Go deeper
The AI answers from the same Land Registry data this report is built on, already scoped to S5 8. Free after a one click sign in.
The live map plots every individual S5 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.
How this page is made: the statistics are computed from HM Land Registry Price Paid Data (Crown copyright, OGL v3.0), geocoded to address level; inflation adjustment uses the ONS CPIH index; rents are the ONS Price Index of Private Rents at local-authority level. Medians of recorded sales, not valuations. Nothing on this page is financial advice.