Local market reports › M area › M1 › M1 3
Piccadilly market report M1 3, Manchester
The M1 3 (Piccadilly) house price history in full, 1995 to 2026, in cash and in today's money. Everything below comes from 1,977 sales recorded by HM Land Registry in M1 3 (Manchester) since 1995, real completion prices from real purchases, alongside the ONS's current rent figures. No valuations, no estimates, no asking prices.
Sales data to 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh.
In short: 14 registered 2026 sales put the M1 3 (Manchester) median at £227,500, down 8% on five years earlier, with a mean of £239,200, and by floor area homes here have averaged about £4,010 per square metre over the last five years. Everything rests on 1,977 completed HM Land Registry sales since 1995, refreshed monthly; valuations and asking prices play no part.
M1 3 is a postcode sector: one group of streets inside M1 (Manchester). This is as local as the public record gets, but sector medians move on fewer sales than a district's, so expect the lines to be lumpier.
Where M1 3 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.
M1 3 sold prices: where the market stands
Take the 14 registered 2026 sales in M1 3 and the middle price, the median, is £227,500. The mean lands at £239,200, somewhat above it, as happens wherever a market carries an expensive tail.
House prices per square metre in M1 3
Per square metre, M1 3 homes have averaged around £4,010 over the last five years of sales. The floor areas behind the figure come from Energy Performance Certificates, and the by-the-metre view is the fair comparison across home sizes.
Set against the £285,000 England and Wales median, M1 3 sits 20% below the national market.
The price of a typical M1 3 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 | £227,500 | £227,500 | 14 |
| 2025 | £240,000 | £245,739 | 32 |
| 2024 | £300,000 | £318,962 | 51 |
| 2023 | £378,000 | £415,330 | 51 |
| 2022 | £350,000 | £410,415 | 65 |
| 2021 | £248,100 | £314,127 | 150 |
| 2020 | £250,000 | £324,380 | 41 |
| 2019 | £197,000 | £258,220 | 28 |
| 2018 | £195,500 | £260,605 | 38 |
| 2017 | £182,600 | £249,048 | 40 |
| 2016 | £185,000 | £258,817 | 35 |
| 2015 | £151,200 | £213,646 | 44 |
| 2014 | £145,400 | £206,275 | 69 |
| 2013 | £159,800 | £229,936 | 46 |
| 2012 | £148,500 | £218,573 | 38 |
| 2011 | £143,500 | £216,630 | 51 |
| 2010 | £136,800 | £214,538 | 59 |
| 2009 | £133,000 | £213,799 | 55 |
| 2008 | £140,000 | £229,490 | 26 |
| 2007 | £164,000 | £278,190 | 71 |
| 2006 | £150,000 | £260,381 | 61 |
| 2005 | £147,200 | £261,957 | 62 |
| 2004 | £149,000 | £270,613 | 81 |
| 2003 | £145,000 | £267,125 | 121 |
| 2002 | £140,000 | £263,409 | 130 |
| 2001 | £118,800 | £228,387 | 56 |
| 2000 | £118,000 | £231,575 | 169 |
| 1999 | £100,800 | £200,889 | 132 |
| 1998 | £85,000 | £171,579 | 68 |
| 1997 | £72,900 | £149,503 | 42 |
| 1996 | £99,000 | £208,787 | 23 |
| 1995 | £60,000 | £130,431 | 28 |
In cash terms the typical M1 3 home went from £60,000 in 1995 to £227,500 in 2026, roughly 3.8 times the price. Adjusted for inflation it still comes to a real rise of roughly 74%, so homes here got dearer in substance, not only in cash. The real-terms peak came in 2023, and today's median remains roughly 45% under it: a 2023 buyer is still waiting to get that price back in today's money.
Year-on-year change in the M1 3 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 1996 (+65.0% on the year before); the weakest, 1997 (−26.4%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Annualised returns
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −5.2% | −7.4% |
| 5 years (since 2021) | −1.7% | −6.2% |
| 10 years (since 2016) | +2.1% | −1.3% |
| 20 years (since 2006) | +2.1% | −0.7% |
Each row is compound annual growth of the median; ONS CPIH supplies the real-terms deflator. Annualising irons out the cycle, which the chart above shows in full, and past growth records what happened rather than predicting anything.
Sales activity in M1 3
The year-by-year sales count
Each bar is a year's recorded sales. 2008's dip is the financial crisis, and the newest bar always grows for a while as late registrations arrive.
M1 3 recorded 14 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 94 sales a year before the financial crisis and 43 a year over the last five. Watch the volume as closely as the price. Thin years make jumpy medians, where one street's sales can move the figure, and the newest year is always incomplete because registrations trail completions by weeks or months.
What homes rent for around M1 3
For renting purposes M1 3 sits in Manchester. The ONS average private rent there is £1,352 a month (May 2026). The spread runs from £989 a month for a typical one-bed to £1,989 at four-plus bedrooms, which is size doing most of the pricing.
Average monthly rent by size, Manchester
ONS Price Index of Private Rents, May 2026.
Against the £227,500 median purchase price, a rent of £1,352 a month (£16,224 a year) works out at a 7.1% 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.
How M1 3 trades
This is a thin market: 14 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. The record here is jumpy: year-on-year moves of ten per cent or more are common in the chart above, mostly a function of which homes happened to sell rather than the market lurching.
Searches that land here, answered
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 £227,500 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.
What people ask about M1 3 (Piccadilly)
How much did a house sell for in M1 3 (Piccadilly)?
Are property prices falling in M1 3 (Piccadilly)?
Is M1 3 (Piccadilly) a good place to buy a house?
Will M1 3 prices rise from here?
The record answers a different question than "what happens next": the median is down 8% over five years in cash but down 28% after inflation. Put the volume chart beside the price chart before drawing conclusions, and allow for the register's lag behind actual completions.
M1's current homes for sale
This is what you could actually buy today: 68 homes currently on the market from 5 agents publishing to HomesIndex.
These cover the whole M1 district, not just M1 3: live asking prices are collected per district.
44% of current listings sit under the prices comparable homes actually fetched. Each listing is compared with recent recorded sales of similar homes nearby.
- Chatsworth House, 19 Lever Street, Ma...
- W3, Whitworth Street West, Manchester
- W3, Whitworth Street West, Manchester
"Under comparable sales" means the asking price sits below what similar homes nearby actually fetched. Treat it as the start of a conversation, never a valuation, and always view the home.
See every M1 home for sale on the map →
Live asking prices from estate agents who publish a feed to HomesIndex, refreshed every Monday and Thursday: a sample of the market, not every home for sale. Asking prices are not sale prices.
What another bedroom costs in M
What homes of each size actually sold for across the M area, 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%) | — |
Four years of recorded sales, split by built form and bedroom count. The register does not state bedrooms, so sizes come from each home's EPC record and a few homes will land one size out. 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.
Winners and losers across the M area, five years
The districts that gained and lost most in cash terms, each row linking through to its own report.
Other sectors in M1
A few minutes' walk can separate two very different markets. Here are M1's other sectors, each with its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| M1 1 | £245,000 | 11 |
| M1 2 | £232,000 | 29 |
| 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.
Selling a home in M1 3? Price it on the evidence
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in M1 3, open the average prices map and zoom from the M1 3 shading down to the sold homes on your own street. Every recorded M1 3 sale is on this page; the same Land Registry record is what agents price from, and it is now in your hands.
Estate agents working M1 3: the featured spot on this report is free for founding agents, one per district. Claim M1 3.
Keep digging
Behind the answers sits the same Land Registry record as this page, with M1 3 already set as the subject. Free, one click sign in.
See every individual M1 3 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.