House prices in FY5 (Thornton-Cleveleys)

Price per square metre data and charts to help you understand the housing market in FY5 - stats were last calculated on 01 December 2025.

Defining 'FY5'

This analysis is limited to properties whose postcode starts with "FY5", this is also called the postcode district. There are no official postcode district names so I've just labelled it FY5, Thornton-Cleveleys. It is shown in red on the map below.

Want to change geography?

You can click on the map above to change to a neighbouring district, or you can use the search form below.

Price per square metre

Knowing the average house price in FY5 is not much use. However, knowing average price per square metre can be quite useful. Price per sqm allows some comparison between properties of different size. We define price per square metre as the sold price divided by the internal area of a property:

£ per sqm = price ÷ internal area

For example in October 2025, 8a, Kingsway, Thornton-Cleveleys, FY5 1DL sold for £62,000. Given the internal area of 59 square metres recorded on the EPC, the price per sqm is £62,000 ÷ 59 sqm = £1,050.

England & Wales have been officially metric since 1965. However house price per square foot is prefered by some estate agents and those of sufficiently advanced age ;-). It is a huge pain to code the automatic conversion for square meters to square feet for all the graphs and charts on FY5 and elsewhere. All the conditionals turn my tidy code for into spaghetti. I will get around to it at some point, but for now you can just divide everything by 10 in your head, move a decimal place and you'll be close enough. If you want to be more precise 1 sqm = 10.76391 sqft.

Distribution of £ per sqm for houses vs flats in FY5

The chart above is called a histogram, it helps you see the distribution of house price per sqm in FY5 To make this chart we put all the sales data into a series of £ per sqm 'buckets' (e.g. £1,900 to £2,000, £2,000 to £2,100, £2,100 to £2,200 etc...) we then count the number of sales with within in each bucket and plot the results. The histogram is based on 1,719 sales that took place in FY5, in the last 24 months.

Generate a custom histogram like the one above but based on your own criteria.

You can see the spread of prices above. This is because although internal area is a key factor in determining valuation, it is not the only factor. Many factors other than size affect desirability; these factors could be condition, aspect, garden size, negotiating power of the vendor etc.

The spread of prices will give you a feel of the typical range to expect in FY5, Thornton-Cleveleys. Notably, only 25% of properties that sold recently were valued at more than £2,530 sqm. For anything to be valued more than this means it has to be more desireable than the clear majority of FY5 homes.

Box plot of £ per sqm for FY5

Tip: click on the chart to see the values.

The chart above is called a boxplot (or a box-and-whisker plot). Box plots, like histograms, are used to graphically represent the distribution of data, showing the central tendency, spread of the distribution. In the context of £ per square metre property price distributions, box plots represent the variation in property prices within a geographic area e.g. Thornton-Cleveleys. The chart above shows a boxplot for 'FY5' as well as the 'FY' postcode area.

  • Median: The horizontal line inside the box represents the median (£ per square meter). This is the midpoint of the data, meaning 50% of the prices are below this value, and 50% are above. The middle price per square metre in 'FY5' is £2,140.
  • Interquartile Range (IQR): The box spans from the 25th percentile (Q1) to the 75th percentile (Q3). This is the range where the middle 50% of the data lies, giving a good indication of the typical price spread. Of the 1,719 transactions in FY5, Thornton-Cleveleys half were sold for between £1,730 and £2,530 per square metre.
  • Whiskers: In our case, the whiskers extend from the 9th percentile (at the lower end) to the 91st percentile (at the upper end), This provides a slightly broader view of the distribution by including the middle 82% of records. The whiskers capture most of the variation but exclude extreme outliers caused by data errors in recording sold house prices or internal area.
  • 'n=' is the number of property transactions the box plot is based on; 1,719 for FY5, Thornton-Cleveleys.

    • Property price map for Thornton-Cleveleys

    Have a look at the interactive price map I created for myself. Use it to explore 'FY5' house prices all the way down to individual property plots.

    Property price heatmap for Thornton-Cleveleys
    House price map for Thornton-Cleveleys

    Will FY5 house prices drop in 2025?

    House prices in FY5 grew 2.6% in the last year, -1.3% after inflation. Whether or not this trend will continue depends on many factors, such as wage growth, net migration, interest rates and the level of house building. No one can predict these things with certainty however we can plot the historic trends in house prices in FY5 (Thornton-Cleveleys) compared with the wider postcode area 'FY'.You can extrapolate from this based on your own views.

    House price index for FY5

    Tip: click on the legend items to show/hide different lines

    Download house price index as CSV (premium users only).

    The chart above shows changes in 'FY5' property prices over the last 20 years. The index is calculated from the average price paid per sqm for property in FY5 and is set to 100 in 2004. The chart compares trends for FY5, Thornton-Cleveleys against those of the broader postcode area 'FY'. What is more interesting is to look at the difference between flats and houses, even those in the same area follow a very different trend, to get a robust enough sample size to see this we need to zoom out and look at house price trends for the entire Wyre local authority.

    The dashed lines show nominal house price changes, the solid lines show the same data adjusted for inflation. Economists call this the 'real' price change. You have to take inflation into account when comparing prices over time. It's calculated using the formula:

    Real Rate of Return = (1 + Nominal Rate) ÷ (1 + Inflation Rate) – 1
    In this formula, the nominal rate is the rate of change before any adjustments, and the inflation rate is taken from the Consumer Price Index. The real rate of return is a more accurate measure of change in value, because £1 today does not have the same buying power as £1 in the past. For example, if a savings account pays an interest rate of 3% per year and the inflation rate is 5% per year, the real rate of return is -2%. This means that the investment's value is shrinking by 2% each year.

    Historic returns for FY5
    FY area FY5 district
    Nominal Real Nominal Real
    20 yr per annum 1.6% -1.1% 1.4% -1.3%
    20 yr total 37.1% -20.5% 32.4% -23.3%
    10 yr per annum 2.7% -0.5% 3.0% -0.1%
    10 yr total 30.0% -4.5% 34.5% -1.3%
    5 yr per annum 3.5% -1.0% 3.9% -0.6%
    5 yr total 18.6% -4.9% 20.9% -3.0%
    1 yr per annum 4.1% 0.2% 2.6% -1.3%
    1 yr total 4.1% 0.2% 2.6% -1.3%

    This table complements the house price index chart above, presenting the data in a more detailed format. It breaks down the information into 20-year, 10-year, 5-year, and 1-year periods, further categorized by property type. For each period, we display both a per annum rate of change and a total rate of change.

    The total rate of change represents the overall change over the entire period. The formula for total return is:

    Total return = (Index at end of period ÷ Index at start of period) - 1

    The per annum rate of change is the annualized rate of change over the period. This is equivalent to the annual bank savings rate you would need to achieve the same total return over the given period. This annualized return is also known as the Compound Annual Growth Rate (CAGR). The formula for CAGR is:

    CAGR = (1 + Total return) ^ (1 ÷ Number of years) - 1

    Some specific examples:

    • Over the past 20 years, FY area have seen a -1.1% annual change when adjusted for inflation. This translates to a total change of -20.5% in real terms.
    • Over the past 5 years, FY area have seen a -1.0% annual change when adjusted for inflation. This translates to a total change of -4.9% in real terms.

    Most recent FY5 sales

    For the most recent sales activity, rather than a summarized average, it is better to see the underlying data. This is shown in the chart below, where blue dots represent individual sales, click on them to see details. If there is an obvious trend you should be able to spot it here amid the noise from outliers.

    Tip: hover over dots to see details

    Street level data

    Street Avg size Avg £sqm Recent sales
    Hawthorn Drive, , FY5 4G 83 sqm £2,087 32
    Kirkstone Drive, , FY5 1Q 87 sqm £2,094 28
    Ringway, , FY5 2N 72 sqm £2,424 27
    Aintree Road, , FY5 5H 65 sqm £2,184 26
    Lockerbie Avenue, , FY5 3E 70 sqm £1,989 23
    Elmwood Drive, , FY5 4N 74 sqm £2,239 21
    Kelvin Road, , FY5 3A 81 sqm £1,822 21
    Trunnah Road, , FY5 4H 80 sqm £1,624 21

    Search for your street here.

    Nearby geographies

    The table below shows how 'FY5' compares to the other postcode districts nearby 'FY5'.

    District Lower quartile Median Upper quartile Sales in last 2yr
    FY8 Lytham St Annes £2,010 sqm £2,630 sqm £3,200 sqm 1,637
    FY7 Fleetwood £1,160 sqm £1,490 sqm £2,040 sqm 674
    FY6 Poulton-Le-Fylde £2,090 sqm £2,530 sqm £2,960 sqm 1,044
    FY5 Thornton-Cleveleys £1,730 sqm £2,140 sqm £2,530 sqm 1,719
    FY4 Blackpool £1,290 sqm £1,640 sqm £2,050 sqm 1,372
    FY3 Blackpool £1,280 sqm £1,590 sqm £1,960 sqm 947
    FY2 Blackpool £1,370 sqm £1,730 sqm £2,040 sqm 759
    FY1 Blackpool £790 sqm £1,040 sqm £1,370 sqm 1,215

    Raw data

    Our analysis of FY5 is derived from what is essentially a big table of sold prices from Land Registry with added property size information. Below are three rows from this table to give you an idea.

    Address Paid sqm £/sqm
    8a, Kingsway, £62,000
    Oct-2025
    		 59 1,050
    11, Norkeed Rd, £180,000
    Oct-2025
    		 126 1,428
    19, Curlew Close, £165,000
    Oct-2025
    		 96 1,718

    See the entire list of all sales in FY5 here.

    About

    I created HouseMetric because I wanted to see this data and analysis myself, I also wanted to teach myself to build a website. Please give me feedback or spread the word about it. I'm constantly tinkering and adding more stuff to it.