Manchester market report M
The M (Manchester) house price history in full, 1995 to 2026, in cash and in today's money. This page is built from the public record and nothing else: 562,354 completed sales registered with HM Land Registry in the M postcode area (Manchester) since 1995, plus current ONS rental figures. There are no valuations, estimates or asking prices in it.
Sales recorded to August 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release. Page updated 19 October 2026.
In short: the 2026 median for the M postcode area (Manchester) is £255,000, from 5,916 registered sales, up 16% on five years earlier; the mean is £287,100, and by floor area homes here have averaged about £3,190 per square metre over the last five years. Behind the figures sit 562,354 HM Land Registry entries going back to 1995, refreshed monthly, every one a completed sale rather than a valuation or an asking price.
The figures for M centred on Manchester run across 42 districts, the broad sweep by design. For a specific place, drop down to its district report below.
Where M 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.
What buyers actually paid in M
The M median stands at £255,000 for 2026, built from 5,916 registered sales; the mean, the figure usually quoted as the "average house price", is £287,100, modestly above it, the usual shape of a market with an expensive tail.
M prices by floor area
A square metre of M home has cost about £3,190 on average across the last five years of sales, using the floor area on each home's Energy Performance Certificate: the measure that puts a studio and a five-bed on the same footing.
The national median for England and Wales is £285,000, which puts M 11% below the country at large.
The price of a typical M home, 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 | £255,000 | £255,000 | 5,916 |
| 2025 | £254,500 | £260,586 | 14,381 |
| 2024 | £248,200 | £263,888 | 14,044 |
| 2023 | £238,000 | £261,504 | 13,272 |
| 2022 | £240,000 | £281,427 | 16,774 |
| 2021 | £220,000 | £278,548 | 20,096 |
| 2020 | £204,000 | £264,694 | 14,607 |
| 2019 | £180,000 | £235,937 | 16,866 |
| 2018 | £172,000 | £229,279 | 17,895 |
| 2017 | £164,000 | £223,680 | 18,277 |
| 2016 | £150,500 | £210,551 | 19,395 |
| 2015 | £141,700 | £200,222 | 17,857 |
| 2014 | £134,000 | £190,102 | 16,283 |
| 2013 | £125,500 | £180,582 | 12,935 |
| 2012 | £125,000 | £183,984 | 10,936 |
| 2011 | £125,000 | £188,702 | 11,286 |
| 2010 | £123,000 | £192,896 | 11,776 |
| 2009 | £123,000 | £197,724 | 10,975 |
| 2008 | £127,000 | £208,180 | 13,387 |
| 2007 | £135,000 | £228,998 | 28,099 |
| 2006 | £129,300 | £224,448 | 28,654 |
| 2005 | £118,500 | £210,882 | 23,351 |
| 2004 | £104,000 | £188,884 | 27,831 |
| 2003 | £85,000 | £156,591 | 27,572 |
| 2002 | £69,500 | £130,764 | 26,682 |
| 2001 | £58,000 | £111,502 | 21,939 |
| 2000 | £52,000 | £102,050 | 20,299 |
| 1999 | £49,000 | £97,654 | 19,146 |
| 1998 | £47,000 | £94,873 | 16,288 |
| 1997 | £45,000 | £92,286 | 17,098 |
| 1996 | £42,000 | £88,576 | 15,133 |
| 1995 | £42,000 | £91,302 | 13,304 |
In cash terms the typical M home went from £42,000 in 1995 to £255,000 in 2026, roughly 6 times the price. Inflation explains only part of it: in today's money the rise is still about 179%, a genuine increase in what a home here costs. Measured in today's money the market peaked in 2022; the current median sits about 9% below that. Someone who bought at the 2022 peak has not yet seen that price back in real terms.
Year-on-year change in the M 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 2004 (+22.4% on the year before); the weakest, 2008 (−5.9%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Detached, semi, terraced, flat: four markets in one
A single median hides the split beneath it. Sales of terraced homes dominate the record here, 34% of the typed total. A detached home currently trades at £405,000 against £185,000 for a flat, 2.2 times the price.
Median by property type, M
One line per type, years with too few sales omitted. Hover for the year's figures; click a legend entry to isolate a type.
| Type | Median (2026) | Sales that year | All-time sales |
|---|---|---|---|
| Detached | £405,000 | 565 | 50,446 |
| Semi-detached | £290,000 | 2,160 | 191,774 |
| Terraced | £235,000 | 1,852 | 192,885 |
| Flats | £185,000 | 1,339 | 127,249 |
Annualised returns
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 year (since 2025) | +0.2% | −2.1% |
| 5 years (since 2021) | +3.0% | −1.8% |
| 6 years (since 2020) | +3.8% | −0.6% |
| 10 years (since 2016) | +5.4% | +1.9% |
| 20 years (since 2006) | +3.5% | +0.6% |
The table annualises median growth over each period, with the real column deflated by ONS CPIH. Smoothing hides the cycle (see the chart above for it), and none of this forecasts: it is the record.
How many homes change hands in M
Sales per year, counted
Annual recorded sales. The post-2008 trough is the financial crisis; treat the final bar as provisional while registrations catch up.
The last five years, month by month
Monthly registrations. The sawtooth is seasonal; the register runs weeks behind completions at the right-hand edge.
The register shows 10,645 M 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 25,553 sales a year before the financial crisis and 12,877 a year over the last five. Price without volume misleads: a median built on few sales jumps around, and one street can tilt it. Keep in mind too that the latest year is still filling in, since sales reach the register weeks or months after completion.
What homes rent for around M
For renting purposes M sits in Manchester, the local authority covering most of the M area (parts fall under Salford and Trafford, where rents differ). The ONS average private rent there is £1,352 a month (May 2026). A one-bed averages £989 a month here and a four-or-more-bed £1,989, so size does most of the work in setting the rent.
Average monthly rent by size, Manchester
ONS Price Index of Private Rents, May 2026.
Against the £255,000 median purchase price, a rent of £1,352 a month (£16,224 a year) works out at a 6.4% 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.
The shape of the M market
Turnover here is strong: 10,645 sales in the last twelve months of data, enough that the medians rest on a genuinely broad base and one street cannot move the figure.
Asked and answered: M (Manchester)
Are property prices falling in M (Manchester)?
Is M (Manchester) a good place to buy a house?
How much did a house sell for in M (Manchester)?
What happens to M prices now?
That question has no honest answer, only evidence. The evidence: the median is up 16% over five years in cash but down 8% after inflation. Weigh the volume chart alongside the price one before deciding anything, and bear in mind every figure is a completed sale that reached the register weeks after completion.
What you could buy in M now
Everything above is what homes in M sold for. This is what you could actually buy today: 840 homes currently on the market from 8 agents publishing to HomesIndex, at a typical asking price 2% below the M median sold price.
M registered 10,645 sales in the last twelve months; the 840 homes listed now would take about 4 weeks to clear at that rate. The count covers agents publishing to HomesIndex, so the real stock is larger. Supply that short favours the seller; a sensibly priced home here does not sit for long.
12% 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.
- Bridgewater Street, Little Hulton, Manchester
- Ellesmere Street, Manchester
- Taylor Street, Radcliffe, Greater Manchester
The "under comparable sales" label measures each asking price against real nearby sales of similar homes: an opening position for a conversation rather than a valuation. The home itself still needs looking at.
See every M home for sale on the map →
These asking prices come live from estate agents publishing feeds to HomesIndex, refreshed each Monday and Thursday. They are a sample of the market rather than its entirety, and an asking price is not a sale price.
When homes in M change hands
March is when M changes hands most (10.5% of the 78,567 sales dated 2021 to 2025); April is the quiet end at 6.8%. With so little between the busiest and quietest months, M sells year round; the calendar is a weaker lever than price.
Sales by month, 2021 to 2025
| Month | Sales | Share |
|---|---|---|
| January | 5,556 | 7.1% |
| February | 5,993 | 7.6% |
| March | 8,256 | 10.5% |
| April | 5,353 | 6.8% |
| May | 5,958 | 7.6% |
| June | 7,361 | 9.4% |
| July | 6,486 | 8.3% |
| August | 6,835 | 8.7% |
| September | 7,552 | 9.6% |
| October | 6,489 | 8.3% |
| November | 6,462 | 8.2% |
| December | 6,266 | 8.0% |
What another bedroom costs in M
The Land Registry record, split by size: what each kind of home actually sold for across the M area. How much a size step costs is a local fact: the third-bedroom premium runs from about a quarter to nearly four fifths depending on the area, and national rules of thumb miss it.
| Type | 1 bed | 2 bed | 3 bed | 4 bed | 5 bed |
|---|---|---|---|---|---|
| Detached | £240,000 | £277,250 (+16%) | £337,500 (+22%) | £416,000 (+23%) | £574,995 (+38%) |
| Semi-detached | £193,000 | £225,000 (+17%) | £272,000 (+21%) | £355,000 (+31%) | £500,000 (+41%) |
| Terraced | £180,000 | £190,000 (+6%) | £220,350 (+16%) | £262,000 (+19%) | £352,400 (+35%) |
| Flat | £155,000 | £177,500 (+15%) | £250,000 (+41%) | £295,750 (+18%) | £380,000 (+28%) |
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. Where too few homes exist to say anything meaningful, the cell is blank.
The risers and the fallers
The spread across the M area is the point: the same five years treated these districts very differently.
M area districts: five years of change
The biggest risers and fallers in cash terms; every row links to that district's report.
District by district
The area medians above hide a lot. Here is every M district with enough sales to measure, dearest first; each links to its own full report.
| District | Median (2026) | 5-year | Sales |
|---|---|---|---|
| M33 Sale, Brooklands | £410,000 | +27% | 405 |
| M21 Chorlton-cum-Hardy, Barlow Moor | £407,500 | +21% | 208 |
| M20 Didsbury, Withington | £365,000 | +19% | 329 |
| M41 Urmston, Davyhulme | £345,700 | +20% | 270 |
| M16 Firswood, Old Trafford | £300,000 | +30% | 145 |
| M25 Prestwich, Sedgley Park | £297,500 | +14% | 158 |
| M7 Higher Broughton, Cheetwood | £297,000 | +35% | 81 |
| M32 Stretford | £290,000 | +21% | 140 |
| M28 Worsley, Walkden | £285,000 | +12% | 274 |
| M19 Levenshulme, Burnage | £277,500 | +23% | 173 |
| M45 Whitefield, Besses o' th' Barn | £275,000 | +24% | 133 |
| M23 Baguley, Brooklands | £265,000 | +33% | 147 |
| M2 Deansgate, City Centre | £257,800 | -34% | 2 |
| M22 Wythenshawe, Northenden | £246,500 | +28% | 177 |
| M14 Fallowfield, Moss Side | £245,000 | +29% | 97 |
| M27 Swinton, Clifton | £245,000 | +23% | 251 |
| M29 Tyldesley, Astley | £240,000 | +20% | 137 |
| M35 Failsworth | £239,000 | +29% | 114 |
| M6 Pendleton, Irlams o' th' Height | £235,000 | +18% | 164 |
| M30 Eccles, Monton | £233,500 | +18% | 228 |
| M40 Collyhurst, Miles Platting | £228,000 | +37% | 154 |
| M44 Irlam, Cadishead | £228,000 | +27% | 99 |
| M43 Droylsden | £225,000 | +29% | 106 |
| M34 Denton, Audenshaw | £222,500 | +17% | 238 |
| M1 Piccadilly, City Centre | £220,000 | -12% | 95 |
| M12 Ardwick, Longsight | £216,500 | +40% | 34 |
| M11 Clayton, Openshaw | £215,000 | +30% | 63 |
| M24 Middleton, Alkrington | £215,000 | +11% | 248 |
| M4 Arndale, Ancoats | £214,500 | -17% | 163 |
| M3 Manchester city centre, Salford | £213,500 | -15% | 126 |
| M9 Harpurhey, Blackley | £211,200 | +37% | 112 |
| M13 Ardwick, Longsight | £210,000 | -14% | 29 |
| M15 Hulme, Manchester Science Park | £210,000 | -36% | 117 |
| M31 Carrington, Partington | £210,000 | +5% | 21 |
| M5 Ordsall, Seedley | £200,000 | +5% | 115 |
| M17 Trafford Park, The Trafford Centre | £200,000 | -11% | 2 |
| M26 Radcliffe, Stoneclough | £200,000 | +14% | 209 |
| M18 Abbey Hey, Gorton | £197,500 | +32% | 56 |
| M46 Atherton, Over Hulton | £196,500 | +32% | 132 |
| M8 Crumpsall, Cheetham Hill | £195,000 | +26% | 69 |
| M50 Salford Quays, MediaCityUK | £192,500 | -7% | 60 |
| M38 Little Hulton | £190,000 | +46% | 35 |
Selling in M? Start from the sold record
Ground the asking price in real sold prices first. The average prices map gives a rough value in a minute: start at M's shading and zoom to the sold homes on the street itself. Agents work from this same Land Registry record when they value; this page puts it in front of you before they arrive.
Take it further
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about M. Free, with a one click sign in.
The live map plots every individual M 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.