Local market reports › M area › M1 › M1 2
Piccadilly market report M1 2, Manchester
The standing M1 2 (Piccadilly) property market report, rebuilt from the full public record every month. The raw material for this page is 2,760 HM Land Registry entries for M1 2 (Manchester), going back to 1995: each an actual purchase at an actual price. Rents come from the ONS. Valuations, estimates and asking prices appear nowhere in it.
Covers registered sales to 2026 and ONS rents for May 2026. Refreshed monthly as new sales reach the register.
In short: a typical M1 2 (Manchester) home changed hands for £232,000 in 2026 (median of 29 registered sales, down 13% on five years earlier), with the mean at £246,300, and by floor area homes here have averaged about £3,740 per square metre over the last five years. Source: 2,760 completed sales on the HM Land Registry record since 1995, updated with each monthly release. No valuations, no asking prices.
A postcode sector like M1 2 is a single group of streets within M1 (Manchester), the finest slice the public record supports. Fewer sales stand behind each figure than at district level, so the lines jump about more.
Where M1 2 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 a home in M1 2 sells for
The M1 2 median stands at £232,000 for 2026, built from 29 registered sales; the mean, the figure usually quoted as the "average house price", is £246,300, a little above it, the familiar pattern where pricier homes stretch the average.
What a square metre costs in M1 2
By floor space, homes in M1 2 have sold for about £3,740 per square metre on average over the last five years: the like-for-like measure that lets you compare a small flat with a large house, from the Energy Performance Certificate floor areas behind each sale.
Set against the £285,000 England and Wales median, M1 2 sits 19% below the national market.
The price of a typical M1 2 home, 1995 to 2026
Year by year: the median as it was recorded, and the same figure brought into today's money with ONS CPIH, which is where "did homes get dearer" actually gets answered. Hover shows each year; the legend isolates a series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £232,000 | £232,000 | 29 |
| 2025 | £258,500 | £264,682 | 70 |
| 2024 | £255,000 | £271,117 | 53 |
| 2023 | £275,000 | £302,158 | 57 |
| 2022 | £287,700 | £337,361 | 204 |
| 2021 | £265,700 | £336,410 | 294 |
| 2020 | £205,000 | £265,992 | 51 |
| 2019 | £183,000 | £239,869 | 55 |
| 2018 | £206,200 | £274,868 | 62 |
| 2017 | £216,000 | £294,602 | 68 |
| 2016 | £181,000 | £253,221 | 90 |
| 2015 | £175,000 | £247,275 | 95 |
| 2014 | £159,000 | £225,569 | 71 |
| 2013 | £127,200 | £183,028 | 74 |
| 2012 | £125,000 | £183,984 | 72 |
| 2011 | £168,200 | £253,917 | 132 |
| 2010 | £144,500 | £226,613 | 36 |
| 2009 | £143,500 | £230,677 | 42 |
| 2008 | £160,000 | £262,274 | 52 |
| 2007 | £168,000 | £284,975 | 139 |
| 2006 | £155,000 | £269,060 | 177 |
| 2005 | £152,100 | £270,677 | 74 |
| 2004 | £181,000 | £328,731 | 275 |
| 2003 | £159,000 | £292,917 | 197 |
| 2002 | £117,000 | £220,134 | 73 |
| 2001 | £105,200 | £202,242 | 90 |
| 2000 | £87,000 | £170,738 | 36 |
| 1999 | £66,500 | £132,531 | 30 |
| 1998 | £70,000 | £141,300 | 19 |
| 1997 | £64,000 | £131,251 | 19 |
| 1996 | £58,000 | £122,319 | 9 |
| 1995 | £65,000 | £141,300 | 15 |
In cash terms the typical M1 2 home went from £65,000 in 1995 to £232,000 in 2026, roughly 3.6 times the price. Even after inflation that is a real rise of about 64%: homes here genuinely became dearer, not merely more expensive on paper. The real-terms peak came in 2022, and today's median remains roughly 31% under it: a 2022 buyer is still waiting to get that price back in today's money.
Year-on-year change in the M1 2 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 2003 (+35.9% on the year before); the weakest, 2012 (−25.7%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
The long view: annualised growth
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −10.3% | −12.3% |
| 5 years (since 2021) | −2.7% | −7.2% |
| 10 years (since 2016) | +2.5% | −0.9% |
| 20 years (since 2006) | +2.0% | −0.7% |
Compound annual growth of the median sold price; the real column deflates by ONS CPIH. Annualised figures smooth the cycle (the chart above shows the cycle), and past growth is a record, not a forecast.
The turnover behind the prices
The year-by-year sales count
Annual recorded sales. The post-2008 trough is the financial crisis; treat the final bar as provisional while registrations catch up.
Over the last twelve months of data, 29 sales completed in M1 2. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 133 sales a year before the financial crisis and 83 a year over the last five. Volume matters as much as price: when few homes change hands, the median gets jumpy and a single street can move the figure. The most recent year is always still filling in, because sales appear in the Land Registry weeks or months after completion.
What tenants pay around M1 2
For renting purposes M1 2 sits in Manchester. The ONS average private rent there is £1,352 a month (May 2026). Size sets most of the rent: one-beds average £989 a month here against £1,989 for four or more bedrooms.
Average monthly rent by size, Manchester
ONS Price Index of Private Rents, May 2026.
£1,352 a month is £16,224 a year, which against the £232,000 median sold price makes a gross yield of 7.0%. Gross means before letting costs, voids, maintenance and tax: treat it as a ceiling. The ONS publishes rents by local authority, so neighbouring districts under the same authority share these numbers.
The shape of the M1 2 market
This is a thin market: 29 sales in the last twelve months of data. With that few transactions, one street selling well (or one block of cheap transfers) can move the median, so read the year lines as a range rather than a verdict. Expect volatility in the annual figures: swings past ten per cent show up repeatedly above, and they usually reflect the mix of homes sold in a given year rather than genuine repricing.
The questions people bring to M1 2 (Piccadilly)
To the person who searched property valuation piccadilly
: no page can honestly value a specific home unseen, and this one does not try. It gives you the evidence a valuer starts from, the £232,000 median and every recorded sale nearby, on the average prices map right down to street level.
Search phrases quoted verbatim from Google Search Console for this site (last 16 months); each is answered from the page's own Land Registry figures.
M1 2 (Piccadilly): the questions that come up
Is M1 2 (Piccadilly) a good place to buy a house?
How much did a house sell for in M1 2 (Piccadilly)?
Are property prices falling in M1 2 (Piccadilly)?
Are M1 2 prices heading up or down?
The record answers a different question than "what happens next": the median is down 13% over five years in cash but down 31% after inflation. Put the volume chart beside the price chart before drawing conclusions, and allow for the register's lag behind actual completions.
What you could buy in M1 now
The live side of the market holds 68 homes at the moment, listed by 5 agents publishing to HomesIndex.
These cover the whole M1 district, not just M1 2: live asking prices are collected per district.
44% 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.
- Chatsworth House, 19 Lever Street, Ma...
- W3, Whitworth Street West, Manchester
- W3, Whitworth Street West, 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 M1 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.
Bedroom by bedroom: M prices by size
Real sold prices by size across the M area, straight from the Land Registry record. Size steps are fiercely local. A third bedroom adds a quarter to the price in some areas and close to four fifths in others, which is why no national rule of thumb survives contact with a real market.
| Type | 1 bed | 2 bed | 3 bed | 4 bed | 5 bed |
|---|---|---|---|---|---|
| Detached | — | £282,000 | £395,000 (+40%) | £625,000 (+58%) | £810,000 (+30%) |
| Semi-detached | £200,000 | £240,000 (+20%) | £310,000 (+29%) | £450,000 (+45%) | £635,000 (+41%) |
| Terraced | £181,725 | £199,300 (+10%) | £246,000 (+23%) | £350,000 (+42%) | £455,000 (+30%) |
| Flat | £160,000 | £233,000 (+46%) | £330,000 (+42%) | £590,000 (+79%) | — |
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
Cash-terms risers and fallers across the area; click any row for that district's full report.
Other sectors in M1
Prices can differ sharply between two sectors a few minutes' walk apart. The rest of M1, each linking to its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| M1 1 | £245,000 | 11 |
| M1 3 | £227,500 | 14 |
| M1 4 | £186,000 | 4 |
| M1 5 | £230,000 | 15 |
| M1 6 | £200,000 | 5 |
| M1 7 | £160,000 | 6 |
Zoom out to the full M1 district report for the type split, monthly volumes and how M1 compares with its neighbours.
Before you sell in M1 2: what the record supports
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in M1 2, open the average prices map and zoom from the M1 2 shading down to the sold homes on your own street. Every recorded M1 2 sale is on this page; the same Land Registry record is what agents price from, and it is now in your hands.
Local estate agents: one agent per district gets the featured spot on this report, free for founding agents. Claim M1 2.
Take it further
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about M1 2. Free, with a one click sign in.
See every individual M1 2 sale on the live map, mapped to the exact address, or zoom the average prices map from neighbourhood shading down to single homes. The report tool writes a custom answer to a specific question, and the mortgage and rent calculator on any sale 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.