Local market reports › SK area › SK22
Birch Vale market report SK22, High Peak
The SK22 (Birch Vale) house price history in full, 1995 to 2026, in cash and in today's money. Every figure on this page comes from the public record: 7,035 sales registered with HM Land Registry in SK22 (High Peak) since 1995, each one a completed purchase at a real price, plus current rental figures from the ONS. Nothing here is a valuation, an estimate or an asking price.
Sales recorded to July 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.
In short: a typical SK22 (High Peak) home changed hands for £246,000 in 2026 (median of 58 registered sales, up 12% on five years earlier), with the mean at £257,200, and by floor area homes here have averaged about £3,180 per square metre over the last five years. Source: 7,035 completed sales on the HM Land Registry record since 1995, updated with each monthly release. No valuations, no asking prices.
SK22 is a postcode district covering Birch Vale, Hayfield, Little Hayfield in High Peak. It is the most useful size for market figures: tight enough to describe somewhere real, large enough that sales keep coming and the medians hold steady.
Where SK22 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 SK22
The SK22 median stands at £246,000 for 2026, built from 58 registered sales; the mean, the figure usually quoted as the "average house price", is £257,200, almost on top of it, so sales bunch tightly around the typical price.
What a square metre costs in SK22
Per square metre, SK22 homes have averaged around £3,180 over the last five years of sales. The floor areas behind the figure come from Energy Performance Certificates, and the by-the-metre view is the fair comparison across home sizes.
Set against the £285,000 England and Wales median, SK22 sits 14% below the national market.
SK22's median sold price, 1995 to 2026
Two lines: the median in the money of its day, and the same years restated by ONS CPIH into today's money, which is the truer test of getting dearer. Hover for exact figures; click a legend entry to isolate a series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £246,000 | £246,000 | 58 |
| 2025 | £280,000 | £286,696 | 232 |
| 2024 | £268,000 | £284,939 | 199 |
| 2023 | £275,000 | £302,158 | 151 |
| 2022 | £250,000 | £293,154 | 194 |
| 2021 | £220,200 | £278,802 | 228 |
| 2020 | £207,000 | £268,587 | 179 |
| 2019 | £181,200 | £237,510 | 182 |
| 2018 | £195,000 | £259,939 | 218 |
| 2017 | £186,000 | £253,685 | 197 |
| 2016 | £173,000 | £242,029 | 220 |
| 2015 | £157,100 | £221,982 | 240 |
| 2014 | £150,000 | £212,801 | 233 |
| 2013 | £144,500 | £207,921 | 182 |
| 2012 | £136,400 | £200,764 | 135 |
| 2011 | £125,000 | £188,702 | 150 |
| 2010 | £144,200 | £226,143 | 166 |
| 2009 | £140,000 | £225,051 | 115 |
| 2008 | £155,000 | £254,078 | 106 |
| 2007 | £150,000 | £254,442 | 296 |
| 2006 | £143,000 | £248,230 | 322 |
| 2005 | £140,000 | £249,144 | 295 |
| 2004 | £130,000 | £236,105 | 293 |
| 2003 | £105,000 | £193,435 | 301 |
| 2002 | £90,000 | £169,334 | 344 |
| 2001 | £73,000 | £140,339 | 289 |
| 2000 | £63,000 | £123,638 | 327 |
| 1999 | £62,900 | £125,356 | 332 |
| 1998 | £55,000 | £111,021 | 255 |
| 1997 | £51,000 | £104,591 | 219 |
| 1996 | £48,600 | £102,495 | 198 |
| 1995 | £48,000 | £104,345 | 179 |
In cash terms the typical SK22 home went from £48,000 in 1995 to £246,000 in 2026, roughly 5 times the price. Inflation explains only part of it: in today's money the rise is still about 136%, a genuine increase in what a home here costs. The real-terms peak came in 2023, and today's median remains roughly 19% under it: a 2023 buyer is still waiting to get that price back in today's money.
Year-on-year change in the SK22 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 (+23.8% on the year before); the weakest, 2011 (−13.3%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Detached, semi, terraced, flat: four markets in one
A single median hides the split beneath it. Sales of terraced homes dominate the record here, 47% of the typed total. A detached home currently trades at £400,000 against £159,000 for a flat, 2.5 times the price.
Median by property type, SK22
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 | £400,000 | 5 | 1,299 |
| Semi-detached | £267,500 | 16 | 1,951 |
| Terraced | £237,500 | 30 | 3,273 |
| Flats | £159,000 | 7 | 512 |
Growth per year, over one to twenty years
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −12.1% | −14.2% |
| 5 years (since 2021) | +2.2% | −2.5% |
| 10 years (since 2016) | +3.6% | +0.2% |
| 20 years (since 2006) | +2.7% | 0.0% |
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.
How many homes change hands in SK22
Sales per year, counted
Recorded sales per year. The dip after 2008 is the financial crisis; the last bar is still filling in as recent sales get registered.
Month by month, five years back
Monthly registrations. The sawtooth is seasonal; the register runs weeks behind completions at the right-hand edge.
Over the last twelve months of data, 158 sales completed in SK22. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 308 sales a year before the financial crisis and 167 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.
What kind of market SK22 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.
What homes rent for around SK22
The local authority for SK22 is High Peak, and its ONS average private rent currently stands at £907 a month (May 2026 figures). A one-bed averages £605 a month here and a four-or-more-bed £1,388, so size does most of the work in setting the rent.
Average monthly rent by size, High Peak
ONS Price Index of Private Rents, May 2026.
Against the £246,000 median purchase price, a rent of £907 a month (£10,884 a year) works out at a 4.4% 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.
Asked and answered: SK22 (Birch Vale)
Is SK22 (Birch Vale) a good place to buy a house?
How much did a house sell for in SK22 (Birch Vale)?
Are property prices falling in SK22 (Birch Vale)?
What happens to SK22 prices now?
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 is for sale in SK22 right now
Everything above is what homes in SK22 sold for. The live side of the market holds 18 homes at the moment, listed by an agent publishing to HomesIndex, at a typical asking price 1% above the SK22 median sold price.
22% of what is on the market here is asking below what comparable homes actually sold for. The comparison behind each listing uses recent recorded sales of similar homes close by.
- Pike Close, Hayfield, High Peak, Derb...
- Jubilee Gardens, New Mills, High Peak...
- Kinder View, New Mills, High Peak, De...
"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 SK22 home for sale on the map →
Live asking prices from estate agents who publish a feed to HomesIndex, refreshed every Monday and Thursday: a sample of the market, not every home for sale. Asking prices are not sale prices.
What another bedroom costs in SK
What homes of each size actually sold for across the SK area, 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 | — | £330,000 | £474,050 (+44%) | £712,500 (+50%) | £1,000,000 (+40%) |
| Semi-detached | £227,000 | £265,000 (+17%) | £343,225 (+30%) | £475,000 (+38%) | £660,000 (+39%) |
| Terraced | £180,000 | £205,700 (+14%) | £264,000 (+28%) | £350,000 (+33%) | £483,975 (+38%) |
| Flat | £135,000 | £200,000 (+48%) | £300,000 (+50%) | £450,000 (+50%) | — |
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
SK22 ranks 13 of 19 in the SK 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.
SK area districts: five years of change
The districts that gained and lost most in cash terms, each row linking through to its own report.
Inside SK22, sector by sector
The next slice down is the postcode sector: a group of streets, each with its own report. Two sectors a short walk apart can trade at sharply different prices.
| Sector | Median (latest) | Sales that year |
|---|---|---|
| SK22 1 | £242,200 | 6 |
| SK22 2 | £226,000 | 9 |
| SK22 3 | £255,000 | 14 |
| SK22 4 | £245,000 | 29 |
How SK22 compares nearby
Same city, different markets. The neighbouring districts of the SK area, dearest first:
| District | Median | 5-year |
|---|---|---|
| SK12 | £460,000 | +28% |
| SK9 | £424,000 | +0% |
| SK7 | £395,000 | +8% |
| SK8 | £377,500 | +17% |
| SK10 | £350,000 | +6% |
| SK4 | £330,000 | +6% |
| SK6 | £320,000 | +19% |
| SK2 | £279,000 | +15% |
| SK23 | £272,000 | +8% |
| SK3 | £256,800 | +19% |
| SK17 | £255,000 | +18% |
| SK11 | £251,200 | +9% |
| SK13 | £250,000 | +14% |
| SK22 (this report) | £246,000 | +12% |
| SK5 | £236,000 | +28% |
| SK16 | £226,200 | +22% |
| SK15 | £223,800 | +18% |
| SK14 | £220,000 | +21% |
| SK1 | £211,500 | +32% |
Selling in SK22? 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 SK22, use the average prices map for a rough value: zoom from SK22's shading down to the sold homes on your own street. The figures above are every recorded SK22 sale; agents price with this same Land Registry record, and now you have it too.
Local estate agents: one agent per district gets the featured spot on this report, free for founding agents. Claim SK22.
Dig further
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about SK22. Free, with a one click sign in.
See every individual SK22 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.