We often talk about the average price of a home in Huddersfield, but that single figure can hide more than it reveals.
A one-bedroom flat, a three-bedroom family home and
a substantial four-bedroom property serve completely different buyers.
Combining them into one town-wide average does not tell us how the local
property ladder is shaped, or how much buyers have historically paid to move
from one rung to the next.
Looking at completed property sales split down by
bedroom and price in Huddersfield since 1 January 1995 gives us a much clearer
picture. During that period, 52,719 homes were sold across Huddersfield. Of
those transactions, 2,398 were one-bedroom homes, 16,193 had two bedrooms,
23,654 had three bedrooms and 10,474 had four bedrooms or more.
(Huddersfield – HD1-5, HD7-8)
These figures are based on homes that actually
sold. They are not estimates of what the properties are worth today, nor are
they current asking prices. They show the average prices paid by buyers across
completed transactions since the beginning of 1995.
What type of homes make up the
Huddersfield property market?
The mix of homes sold in Huddersfield can be
compared with the national housing market to show whether the town is weighted
more heavily towards smaller properties, mid-range family homes or larger
executive houses.
In Huddersfield, one-bedroom homes represented 4.5%
of sales, while the national figure is 7.38%. Two-bedroom homes made up 30.7%
of the local market, compared with 25.98% nationally. Three-bedroom homes
accounted for 44.9% of sales in Huddersfield, against the national benchmark of
46.06%. Finally, homes with four bedrooms or more represented 19.9% of
Huddersfield sales, compared with 20.58% nationally.
As you can see, there is slight a difference
between the local mix and the national mix.
What have buyers historically
paid for their Huddersfield homes?
Across completed sales since January 1995, the
average price paid for a one-bedroom home in Huddersfield has been £104,310.
The average paid for a two-bedroom home has been £123,095, while three-bedroom
properties sold for an average of £150,227, and for homes with four bedrooms or
more, the average price paid has been £266,046.
Again, these figures should not be read as
current valuations.
A home bought in 1995 forms part of the same
dataset as one purchased much more recently. The figures instead provide a
long-term picture of what buyers have paid for different sizes of property. The
more revealing numbers are the gaps between them.
Where is the biggest price jump
in the Huddersfield area?
In Huddersfield, the average price paid rises by
18.0% when moving from a one-bedroom home to a two-bedroom home. Nationally,
the equivalent increase is 25.6%. The jump from two bedrooms to three bedrooms
is 22.0% in Huddersfield, compared with 26.8% across the country. Moving from a
three-bedroom home to a property with four bedrooms or more produces an uplift
of 77.1% locally, against a national increase of 46.8%.
These figures do not suggest that one type of home
offers better or worse value. They simply show how the average prices paid have
differed between each rung of the property ladder since January 1995. The
gaps/mix reflects the type, location, and quality of homes sold within each
bedroom category.
How the Huddersfield postcode
districts compare.
The Huddersfield average provides the main picture,
but the local and surrounding area property market can vary significantly
between postcode districts.
- HD1 - 11.5% of sales were one-bedroom homes,
44.6% were two-bedroom, 28.7% were three-bedroom and 15.1% had four
bedrooms or more. Average prices paid were £134,434 / £86,354 / £108,441
and £165,895 respectively.
- HD2 - 3.3% of sales were one-bedroom homes,
27.5% were two-bedroom, 45.2% were three-bedroom and 24.0% had four
bedrooms or more. Average prices paid were £79,570 / £92,432 / £135,178
and £255,770 respectively.
- HD3 - 5.6% of sales were one-bedroom homes,
30.4% were two-bedroom, 47.2% were three-bedroom and 16.8% had four
bedrooms or more. Average prices paid were £96,733 / £113,923 / £160,885
and £258,751 respectively.
- HD4 - 4.4% of sales were one-bedroom homes,
34.6% were two-bedroom, 45.3% were three-bedroom and 15.7% had four
bedrooms or more. Average prices paid were £86,699 / £101,057 / £133,197
and £269,227 respectively.
- HD5 - 3.8% of sales were one-bedroom homes,
35.9% were two-bedroom, 46.2% were three-bedroom and 14.1% had four
bedrooms or more. Average prices paid were £108,693 / £106,896 / £135,234
and £223,215 respectively.
- HD7 - 4.0% of sales were one-bedroom homes,
25.8% were two-bedroom, 55.5% were three-bedroom and 14.7% had four
bedrooms or more. Average prices paid were £91,101 / £126,227 / £151,740
and £287,387 respectively.
- HD8 - 2.2% of sales were one-bedroom homes,
22.9% were two-bedroom, 40.8% were three-bedroom and 34.2% had four
bedrooms or more. Average prices paid were £115,479 / £243,188 / £192,666
and £303,057 respectively.
The figures show that there is no single
Huddersfield property market.
Different parts of the town contain different
mixtures of homes, attract different buyers and create different price jumps
between bedroom categories. For Huddersfield homeowners, this is why broad
national headlines and even regional and town-wide averages should always be
treated as a starting point rather than the final answer.
The value and saleability of an individual home
will depend on its condition, location, style, plot, presentation and the
strength of current buyer demand. However, the historic sales data does reveal
something valuable. It shows the structure of the Huddersfield property ladder,
where most local transactions take place and, most importantly, where buyers
have historically faced the biggest jump when searching for their next home.
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