Local market reports › WA area › WA16 › WA16 8
High Legh market report WA16 8, Knutsford
The standing WA16 8 (High Legh) property market report, rebuilt from the full public record every month. Every figure on this page comes from the public record: 4,546 sales registered with HM Land Registry in WA16 8 (Knutsford) 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 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release. Page updated 19 October 2026.
In short: the typical home in WA16 8 (Knutsford) sold for £368,000 in 2026, the median of 46 registered sales, up 2% on five years earlier. The mean was £635,800, and by floor area homes here have averaged about £4,300 per square metre over the last five years. The figures cover 4,546 sales recorded by HM Land Registry since 1995 and refresh with each monthly release: completed sale prices, not valuations or asking prices.
WA16 8 is a postcode sector: one group of streets inside WA16 (Knutsford). This is as local as the public record gets, but sector medians move on fewer sales than a district's, so expect the lines to be lumpier.
Where WA16 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 WA16 8
The WA16 8 median stands at £368,000 for 2026, built from 46 registered sales; the mean, the figure usually quoted as the "average house price", is £635,800, well above it, the signature of a heavy top tail: a handful of expensive sales lifting the average.
House prices per square metre in WA16 8
The last five years of sales put WA16 8 at roughly £4,300 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 WA16 8 29% above the national figure.
A typical WA16 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 | £368,000 | £368,000 | 46 |
| 2025 | £460,000 | £471,000 | 159 |
| 2024 | £390,000 | £414,650 | 155 |
| 2023 | £447,500 | £491,693 | 150 |
| 2022 | £410,000 | £480,772 | 115 |
| 2021 | £360,000 | £455,806 | 161 |
| 2020 | £354,000 | £459,322 | 122 |
| 2019 | £315,000 | £412,890 | 115 |
| 2018 | £347,500 | £463,224 | 122 |
| 2017 | £296,000 | £403,714 | 145 |
| 2016 | £290,000 | £405,713 | 137 |
| 2015 | £260,000 | £367,380 | 147 |
| 2014 | £236,400 | £335,375 | 130 |
| 2013 | £220,000 | £316,558 | 148 |
| 2012 | £225,000 | £331,172 | 112 |
| 2011 | £201,500 | £304,188 | 98 |
| 2010 | £222,000 | £348,153 | 108 |
| 2009 | £217,500 | £349,633 | 93 |
| 2008 | £230,000 | £377,019 | 92 |
| 2007 | £229,500 | £389,296 | 167 |
| 2006 | £195,000 | £338,495 | 184 |
| 2005 | £187,000 | £332,785 | 151 |
| 2004 | £186,000 | £337,812 | 157 |
| 2003 | £155,000 | £285,548 | 251 |
| 2002 | £125,000 | £235,186 | 212 |
| 2001 | £130,000 | £249,918 | 185 |
| 2000 | £98,000 | £192,325 | 185 |
| 1999 | £119,000 | £237,161 | 165 |
| 1998 | £84,000 | £169,560 | 141 |
| 1997 | £96,200 | £197,287 | 150 |
| 1996 | £75,000 | £158,172 | 125 |
| 1995 | £77,800 | £169,125 | 118 |
In cash terms the typical WA16 8 home went from £77,800 in 1995 to £368,000 in 2026, roughly 5 times the price. Even after inflation that is a real rise of about 118%: homes here genuinely became dearer, not merely more expensive on paper. In inflation-adjusted terms the high-water mark was 2023. The market now sits about 25% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the WA16 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 1999 (+41.7% on the year before); the weakest, 2026 (−20.0%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
What WA16 8 has returned, per year
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 year (since 2025) | −20.0% | −21.9% |
| 5 years (since 2021) | +0.4% | −4.2% |
| 6 years (since 2020) | +0.6% | −3.6% |
| 10 years (since 2016) | +2.4% | −1.0% |
| 20 years (since 2006) | +3.2% | +0.4% |
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.
How many homes change hands in WA16 8
Sales per year, counted
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 register shows 46 WA16 8 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 187 sales a year before the financial crisis and 125 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 WA16 8
The local authority for WA16 8 is Cheshire East, and its ONS average private rent currently stands at £979 a month (May 2026 figures). A one-bed averages £692 a month here and a four-or-more-bed £1,603, so size does most of the work in setting the rent.
Average monthly rent by size, Cheshire East
ONS Price Index of Private Rents, May 2026.
Against the £368,000 median purchase price, a rent of £979 a month (£11,748 a year) works out at a 3.2% 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.
How WA16 8 trades
Only 46 sales completed here in the last twelve months of data, which makes WA16 8 a thin market. Each figure rests on few transactions, so single streets can swing the median and the charts deserve a sceptical squint. 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. Within WA16, this sector trades 19% below the district median: one of its district's cheaper corners.
WA16 8 (High Legh): the questions that come up
Are property prices falling in WA16 8 (High Legh)?
Is WA16 8 (High Legh) a good place to buy a house?
How much did a house sell for in WA16 8 (High Legh)?
What happens to WA16 8 prices now?
Nobody can tell you that, and this page will not pretend to. What the record shows: the median is roughly flat over five years in cash but down 19% 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 you could buy in WA16 now
Turning to what is actually available: 2 homes on the market right now, from 2 agents publishing to HomesIndex.
These cover the whole WA16 district, not just WA16 8: live asking prices are collected per district.
0% 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.
See every WA16 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.
Bedroom by bedroom: WA prices by size
What homes of each size actually sold for across the WA 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 | £225,000 | £260,000 (+16%) | £325,000 (+25%) | £436,995 (+34%) | £680,000 (+56%) |
| Semi-detached | £170,000 | £192,000 (+13%) | £232,500 (+21%) | £290,000 (+25%) | £410,000 (+41%) |
| Terraced | £129,975 | £140,000 (+8%) | £160,000 (+14%) | £249,475 (+56%) | £435,000 (+74%) |
| Flat | £105,000 | £140,000 (+33%) | £220,000 (+57%) | £315,000 (+43%) | £585,000 (+86%) |
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
The spread across the WA area is the point: the same five years treated these districts very differently.
WA area districts: five years of change
The biggest risers and fallers in cash terms; every row links to that district's report.
Other sectors in WA16
A few minutes' walk can separate two very different markets. Here are WA16's other sectors, each with its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| WA16 0 | £500,000 | 41 |
| WA16 6 | £495,200 | 22 |
| WA16 7 | £338,800 | 36 |
| WA16 9 | £668,800 | 22 |
Zoom out to the full WA16 district report for the type split, monthly volumes and how WA16 compares with its neighbours.
Before you sell in WA16 8: what the record supports
Start from what homes here actually sold for, not an estimate. Before booking a house valuation or flat valuation in WA16 8, use the average prices map for a rough value: zoom from WA16 8's shading down to the sold homes on your own street. The figures above are every recorded WA16 8 sale; agents price with this same Land Registry record, and now you have it too.
Take it further
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about WA16 8. Free, with a one click sign in.
The live map plots every individual WA16 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.