Beech Road, Sale house prices

Beech Road, Sale house prices are built from 132 sales lodged with HM Land Registry, the oldest in 1995 and the most recent on 15 Jun 2026. The median price paid across the whole record is £210,725. Across the 11 years from 2014 to 2025 the median moved +73.6% in cash — but once inflation is taken out, the change in 2026 money is +23.6%.

HM Land Registry132 sales28 with floor areaLatest sale 15 Jun 2026

The chart tracks the median Beech Road, Sale house price for every year with a recorded sale, from 1995 to 2025. The dashed line restates each year in 2026 money, so the two lines separate exactly as much as inflation has eroded the cash figure.

The highest yearly median on record for Beech Road, Sale is £420,000 in 2025; the lowest is £55,000 in 1995. Across the full 31-year record the cash median has moved from £55,000 to £420,000.

In 2026 money that first median is worth £122,126, so the real change over the whole record is +251.4% — about +4.28% a year after inflation. Cash growth and real growth are not the same story, and the gap is the part most price reports leave out.

Over the last decade alone the difference is stark: +73.6% in cash against +23.6% once inflation is removed. A buyer who sold at the end of that decade would have needed the real figure, not the headline one, to know whether they had actually gained.

Every row is a completed sale as lodged with HM Land Registry. The right-hand column restates the price in 2026 money, which is the only fair way to compare a sale from the 1990s with one from last year.

These addresses appear in the register more than once, so the same bricks are being priced twice. That makes them the strongest evidence of what actually happened to Beech Road, Sale values — no mix of property types can flatter the number.

The mix of property types explains a large part of any area's median. Beech Road, Sale is dominated by the type at the top of this table, so its overall median leans that way.

57 of the sales on record are leasehold and 75 freehold — 43.2% of the market. Tenure is not a detail: a leasehold flat and a freehold house are different assets, and mixing them into one median hides the difference.

The median leasehold sale is £178,000 and the median freehold sale £225,950 — a gap of +26.9%. Most of that gap is property type rather than tenure itself: leasehold here is largely flats, freehold largely houses.

A further 2 transfers for this area are on the register but are left out of every figure above. HM Land Registry marks them as additional price paid entries: repossessions, buy-to-let portfolio moves, transfers between companies or family, and sales at a discount such as right to buy. They are real records but they are not open-market prices, and including them would drag the median somewhere no buyer ever paid.

Every certificate carries an energy efficiency band as well as a floor area. Across Manchester, 53.9% of 340,986 certificates sit in bands A to C, and 2.7% in F or G — the bands that cost the most to heat and are hardest to mortgage.

The Office for National Statistics puts the mean private rent in Manchester at £1,358 a month as of Jun 2026 — £993 for a one-bedroom home and £1,417 for three bedrooms.

Against the median sale of £210,725 here, that rent is a gross yield of 7.73% a year. It is a measured figure rather than an assumption: a real local rent over a real local price, before any cost of ownership.

No street-level crime was published for M33 in Jun 2026 by Greater Manchester. Several forces do not supply street-level data to police.uk, so this is a gap in the source rather than a crime-free month — and printing a zero would say something the data does not.

The 2021 census counted 551,938 residents in Manchester across 214,730 households. 38.0% of those households own their home and 61.8% rent — a split the sold record cannot show, because only owners appear in it.

21 state and independent schools have a M33 postcode: 18 primary, 3 secondary. Catchment areas do not follow postcodes, so treat this as what is nearby rather than what a child would be offered.

The median across the whole archive is £157,500. Beech Road, Sale sits above that national figure — +33.8%.

Within Sale the street ranks 270 of 690 by median price, and its median is above the town figure of £173,000 (+21.8%).

Where an EPC floor area could be matched to the sale, the median works out at £3,079 per square metre, across 28 of the 132 sales on record. Price per square metre is the only figure that compares a two-bed flat with a four-bed house honestly.

The full range on record runs from £850 to £515,000. Extremes usually mean something unusual — a plot sold without a house on it, a transfer between family members, or a very large property — so the median is the number to trust.

Beech Road, Sale sits in Manchester, in the North West.

The Office for National Statistics puts the median home in Manchester at 6.1 times median local earnings of £40,479 a year, measured to Sep 2025. Across England and Wales the same ratio is 7.6. That number, not the price alone, is what decides whether a place is within reach of the people who work in it.

Streets nearby

• Brooklands Road£115,000 median
• Northenden Road£158,050 median
• Glebelands Road£185,225 median
• Marsland Road£189,975 median
• Broad Road£164,975 median
• Ashton Lane£133,715 median
• Dane Road£196,000 median
• Norris Road£195,000 median
• Moss Lane£204,975 median
• Washway Road£199,950 median
• Manor Avenue£172,000 median
• Whitehall Road£107,975 median
• Carrington Lane£168,000 median
• Harley Road£143,000 median
• Walton Road£242,500 median
• Harboro Road£197,000 median

Addresses with more than one recorded sale

• 8 Beech Road6 sales
• 26 Beech Road5 sales
• 18 Beech Road5 sales
• 73 Beech Road4 sales
• 24 Beech Road4 sales
• 23 Beech Road4 sales
• 56 Beech Road4 sales
• 55 Beech Road4 sales
• 16 Beech Road4 sales
• 22 Beech Road3 sales
• 59 Beech Road3 sales
• 90 Beech Road3 sales
• 2 Beech Road3 sales
• 70 Beech Road3 sales
• 96 Beech Road3 sales
• 28 Beech Road3 sales
• 60 Beech Road3 sales
• 3 Beech Road2 sales
• 80 Beech Road2 sales
• 14 Beech Road2 sales
• 98 Beech Road2 sales
• 31 Beech Road2 sales
• 67 Beech Road2 sales
• 44 Beech Road2 sales

Back to Sale house prices.

What is the average house price in Beech Road, Sale?

The median price paid in Beech Road, Sale across every sale on the register is £210,725. The median is used rather than the mean because a handful of very large sales would otherwise drag the average away from what a typical buyer paid.

How many homes have sold in Beech Road, Sale?

132 sales are on record for Beech Road, Sale, the most recent completing on 15 Jun 2026. Every one is a completed transfer lodged with HM Land Registry, not an asking price or an estimate.

Have Beech Road, Sale house prices actually risen?

In cash, the median rose +73.6% between 2014 and 2025. In 2026 money — that is, after inflation — the change is +23.6%. Both numbers are true; only the second one tells you whether buying here preserved value.

When were Beech Road, Sale house prices at their highest?

The highest yearly median on record is £420,000, set in 2025. That is the cash figure; measured in 2026 money the peak may fall in a different year, because inflation reshapes the series.

What is the price per square metre in Beech Road, Sale?

£3,079 per square metre, from the 28 sales where an EPC floor area could be matched to the address. Price per square metre strips out size, so a flat and a house can be compared on the same basis.

How current is this data?

The latest sale shown here completed on 15 Jun 2026. HM Land Registry publishes Price Paid Data monthly and a sale can take a month or two to appear after completion, so the most recent weeks are always incomplete.

Cite this page: Sold Price History, “Beech Road, Sale house prices”, 2026. Source: HM Land Registry Price Paid Data © Crown copyright and database right, used under the Open Government Licence v3.0. Inflation adjustment: ONS CPIH.