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Biddulph market report ST8, Stoke-On-Trent
The ST8 (Biddulph) house price history in full, 1995 to 2026, in cash and in today's money. The raw material for this page is 10,123 HM Land Registry entries for ST8 (Stoke-On-Trent), 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 July 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.
In short: a typical ST8 (Stoke-On-Trent) home changed hands for £214,000 in 2026 (median of 88 registered sales, up 22% on five years earlier), with the mean at £231,000, and by floor area homes here have averaged about £2,530 per square metre over the last five years. Source: 10,123 completed sales on the HM Land Registry record since 1995, updated with each monthly release. No valuations, no asking prices.
The postcode district ST8 covering Biddulph sits in Stoke-On-Trent. 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 ST8 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.
ST8 sold prices: where the market stands
The ST8 median stands at £214,000 for 2026, built from 88 registered sales; the mean, the figure usually quoted as the "average house price", is £231,000, somewhat above it, as happens wherever a market carries an expensive tail.
House prices per square metre in ST8
Averaged across five years of sales, floor space in ST8 costs about £2,530 per square metre. Each sale's Energy Performance Certificate supplies the floor area, and pricing by the metre is what lets flats and houses share one scale.
For scale: the England and Wales median is £285,000, so ST8 trades 25% below the country as a whole.
A typical ST8 home, priced year by year (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 | £214,000 | £214,000 | 88 |
| 2025 | £215,000 | £220,141 | 345 |
| 2024 | £205,500 | £218,489 | 284 |
| 2023 | £190,000 | £208,764 | 262 |
| 2022 | £191,800 | £224,907 | 276 |
| 2021 | £175,000 | £221,573 | 350 |
| 2020 | £180,000 | £233,554 | 277 |
| 2019 | £157,000 | £205,789 | 305 |
| 2018 | £160,000 | £213,283 | 336 |
| 2017 | £155,000 | £211,404 | 295 |
| 2016 | £150,000 | £209,851 | 337 |
| 2015 | £145,000 | £204,885 | 352 |
| 2014 | £141,000 | £200,033 | 289 |
| 2013 | £132,000 | £189,935 | 259 |
| 2012 | £124,000 | £182,513 | 231 |
| 2011 | £125,000 | £188,702 | 180 |
| 2010 | £125,000 | £196,032 | 199 |
| 2009 | £125,000 | £200,939 | 206 |
| 2008 | £125,000 | £204,901 | 208 |
| 2007 | £136,000 | £230,694 | 408 |
| 2006 | £130,000 | £225,663 | 429 |
| 2005 | £119,000 | £211,772 | 353 |
| 2004 | £122,000 | £221,576 | 447 |
| 2003 | £86,500 | £159,354 | 409 |
| 2002 | £73,000 | £137,349 | 401 |
| 2001 | £69,700 | £133,995 | 456 |
| 2000 | £58,000 | £113,825 | 456 |
| 1999 | £54,000 | £107,619 | 417 |
| 1998 | £49,000 | £98,910 | 345 |
| 1997 | £46,000 | £94,337 | 329 |
| 1996 | £46,200 | £97,434 | 266 |
| 1995 | £46,000 | £99,997 | 328 |
In cash terms the typical ST8 home went from £46,000 in 1995 to £214,000 in 2026, roughly 5 times the price. Adjusted for inflation it still comes to a real rise of roughly 114%, so homes here got dearer in substance, not only in cash. Measured in today's money the market peaked in 2020; the current median sits about 8% below that. Someone who bought at the 2020 peak has not yet seen that price back in real terms.
Year-on-year change in the ST8 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 (+41.0% on the year before); the weakest, 2008 (−8.1%). 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 semi-detached homes dominate the record here, 40% of the typed total. In 2025, the last year both were recorded here, a detached home traded at £290,000 against £100,000 for a flat, 2.9 times the price.
Median by property type, ST8
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 | £301,500 | 30 | 3,865 |
| Semi-detached | £205,000 | 39 | 4,024 |
| Terraced | £150,800 | 18 | 2,000 |
| Flats | £100,000 (2025) | – | 199 |
Annualised returns
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −0.5% | −2.8% |
| 5 years (since 2021) | +4.1% | −0.7% |
| 10 years (since 2016) | +3.6% | +0.2% |
| 20 years (since 2006) | +2.5% | −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.
Transaction volumes
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.
The last five years, month by month
Monthly registrations. The sawtooth is seasonal; the register runs weeks behind completions at the right-hand edge.
ST8 recorded 230 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 420 sales a year before the financial crisis and 251 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 tenants pay around ST8
The local authority for ST8 is Staffordshire Moorlands, and its ONS average private rent currently stands at £716 a month (May 2026 figures). The spread runs from £518 a month for a typical one-bed to £1,170 at four-plus bedrooms, which is size doing most of the pricing.
Average monthly rent by size, Staffordshire Moorlands
ONS Price Index of Private Rents, May 2026.
Against the £214,000 median purchase price, a rent of £716 a month (£8,592 a year) works out at a 4.0% 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: ST8 (Biddulph)
Are property prices falling in ST8 (Biddulph)?
Is ST8 (Biddulph) a good place to buy a house?
How much did a house sell for in ST8 (Biddulph)?
Will ST8 prices rise from here?
The record answers a different question than "what happens next": the median is up 22% over five years in cash but down 3% after inflation. Put the volume chart beside the price chart before drawing conclusions, and allow for the register's lag behind actual completions.
What you could buy in ST8 now
Everything above is what homes in ST8 sold for. The live side of the market holds 6 homes at the moment, listed by 4 agents publishing to HomesIndex, at a typical asking price 16% below the ST8 median sold price.
20% 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.
"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 ST8 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.
Moving up a bedroom in ST: the cost
The Land Registry record, split by size: what each kind of home actually sold for across the ST area. 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 | — | £240,000 | £334,950 (+40%) | £500,000 (+49%) | £687,500 (+38%) |
| Semi-detached | £165,000 | £180,000 (+9%) | £228,000 (+27%) | £310,000 (+36%) | £402,500 (+30%) |
| Terraced | £132,000 | £126,000 (-5%) | £165,000 (+31%) | £235,000 (+42%) | £360,000 (+53%) |
| Flat | £95,000 | £125,000 (+32%) | £185,000 (+48%) | — | — |
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
ST8 ranks 2 of 21 in the ST 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.
ST area districts: five years of change
The biggest risers and fallers in cash terms; every row links to that district's report.
Inside ST8, 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 |
|---|---|---|
| ST8 6 | £196,500 | 48 |
| ST8 7 | £244,800 | 40 |
How ST8 compares nearby
Same city, different markets. The neighbouring districts of the ST area, dearest first:
| District | Median | 5-year |
|---|---|---|
| ST18 | £362,500 | +26% |
| ST21 | £350,000 | +11% |
| ST20 | £312,500 | +6% |
| ST19 | £287,500 | +8% |
| ST15 | £280,000 | +15% |
| ST9 | £265,000 | +7% |
| ST14 | £250,000 | +9% |
| ST17 | £246,200 | +15% |
| ST10 | £240,000 | +9% |
| ST12 | £230,000 | -19% |
| ST7 | £225,000 | +15% |
| ST16 | £223,800 | +16% |
| ST11 | £218,800 | -6% |
| ST8 (this report) | £214,000 | +22% |
| ST13 | £195,000 | +8% |
| ST5 | £188,000 | +21% |
| ST3 | £175,000 | +21% |
| ST2 | £165,000 | +14% |
| ST4 | £165,000 | +10% |
| ST6 | £150,000 | +20% |
| ST1 | £130,500 | +17% |
Selling in ST8? 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 ST8, use the average prices map for a rough value: zoom from ST8's shading down to the sold homes on your own street. The figures above are every recorded ST8 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 ST8.
Go deeper
Behind the answers sits the same Land Registry record as this page, with ST8 already set as the subject. Free, one click sign in.
Two maps carry on from here: every ST8 sale at its exact address, and the average prices map from area shading down to single homes. The report tool answers a specific question in writing, and each sale's mortgage and rent calculator prices 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.