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Buying · postcode

Buying at M8 5AX

Before you offer on a home at M8 5AX: the checks to raise with your surveyor and conveyancer, whether an asking price stands up against what sold nearby, how prices here have moved since 1995, what it costs to run a home, and a buyer's report for every home on the postcode.

Nothing at this postcode stands out to raise before an offer, and a street where the typical sale was £256k. In Crumpsall South.

3 clear£256k typical on Ash Tree Road

The checklist

Before you make an offer

Note
On a coalfieldA coal mining search is usual here, though this spot is outside the high-risk area (Coal Authority).
Note
Noise above WHO guidelines: road 57 dB24-hour averages from Defra's 2022 noise maps (England). Visit at rush hour and at night.
Note
Busy road: A665, 810 m awayAbout 14,206 vehicles a day in 2025 (DfT traffic counts).
Clear
Low ground hazardsBGS rates the wider area low for subsidence, landslides and sinkholes.
Clear
No river or sea flood risk recordedNot in the Environment Agency's high or medium risk areas. Surface water isn't included: check the exact address on GOV.UK.
Clear
Gigabit broadband100% of premises in the postcode can get it (Ofcom).

Xoserve, UKHSA/BGS radon atlas, BGS GeoSure, Coal Authority, Environment Agency (© Environment Agency copyright and/or database right 2026), Defra noise maps, Historic England, Ofcom, council planning registers (OGL). For a particular home, its buyer's report (below) adds tenure, energy rating, age and extensions.

Price

Is the asking price fair?

£256ktypical sale on Ash Tree Road, last 10 years

£2,045typical price per m² in Crumpsall South

£1,710–£2,700per m² for homes at M8 5AX sold since 2015

Multiply a home's floor area (on its energy certificate) by £2,045 for a neighbourhood benchmark: 90 m² comes to about £184k. Check an asking price.

HM Land Registry sold prices; floor areas from energy certificates.

Trend

Prices in Crumpsall South

Crumpsall South

+116% over ten years (2015 to 2025).

Typical (median) sale price each year, all home types, HM Land Registry.

Comparables

What sold nearby in the last two years

Type	Sales	Typical	Range
Detached	4	£315k	£156k – £440k
Semi-detached	38	£270k	£85k – £465k
Terraced	46	£175k	£52k – £400k
Flat	13	£125k	£85k – £140k

Standard sales in Crumpsall South. Every recent sale.

Running costs

What it costs to live here

A home's own band, energy rating and typical bills are in its buyer's report.

MHCLG council tax; Xoserve gas connections.

Supply

How often homes come up

3sales on Ash Tree Road in the last two years

101sales in Crumpsall South in the last two years

HM Land Registry standard sales.

Check a home

Buyer's reports for homes at M8 5AX

Home	Last sold	Floor area
31, Ash Tree RoadSemi-detached	£40,000, Jan 1999	106 m²	Buyer's report →
33, Ash Tree RoadSemi-detached	£135,000, Feb 2017	79 m²	Buyer's report →
35, Ash Tree RoadSemi-detached	£33,000, Mar 1997	–	Buyer's report →
Flat 2, 37, Ash Tree RoadSemi-detached	£75,000, Nov 2013	71 m²	Buyer's report →
39, Ash Tree RoadTerraced	£270,000, Sept 2023	100 m²	Buyer's report →
41, Ash Tree RoadTerraced	£120,000, Oct 2010	104 m²	Buyer's report →
55, Ash Tree RoadTerraced	£170,000, Jan 2008	–	Buyer's report →
57, Ash Tree RoadTerraced	£69,950, Jan 2003	150 m²	Buyer's report →

Each report: sale history, today's estimate, energy rating, running costs and the questions for your solicitor.

More for buying: Where can I afford? · How much to offer · Buying checklist · Check your documents

Go deeper

Checking this postcode…

Size	Typical value today	Cheaper quarter	Estimated rent	Gross yield
1 bed	£124k	£101k	£890 a month	8.6%
2 beds	£128k	£116k	£1,000 a month	9.4%
3 beds	£213k	£156k	£1,280 a month	7.2%
4+ beds	£265k	£210k	£1,650 a month	7.5%
All homes	£207k	£136k	£1,260 a month	7.3%

Size	Typical value today	Cheaper quarter	Estimated rent	Gross yield
1 bed	£124k	£101k	£890 a month	8.6%
2 beds	£128k	£116k	£1,000 a month	9.4%
3 beds	£213k	£156k	£1,280 a month	7.2%
4+ beds	£265k	£210k	£1,650 a month	7.5%
All homes	£207k	£136k	£1,260 a month	7.3%

Buying at M8 5AX

Before you make an offer

Is the asking price fair?

Prices in Crumpsall South

What sold nearby in the last two years

What it costs to live here

How often homes come up

Buyer's reports for homes at M8 5AX

Go deeper

Buying at M8 5AX

M8 5AX is on Ash Tree Road

Before you make an offer

Is the asking price fair?

What homes cost and rent in Crumpsall South, by size

Prices in Crumpsall South

What sold nearby in the last two years

What it costs to live here

How often homes come up

Buyer's reports for homes at M8 5AX

Go deeper

What homes cost and rent in Crumpsall South, by size

M8 5AX is on Ash Tree Road