Local market reports › M area › M1 › M1 5
Piccadilly market report M1 5, Manchester
The standing M1 5 (Piccadilly) property market report, rebuilt from the full public record every month. This page is built from the public record and nothing else: 3,340 completed sales registered with HM Land Registry in M1 5 (Manchester) since 1995, plus current ONS rental figures. There are no valuations, estimates or asking prices in it.
Sales data to 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh.
In short: the 2026 median for M1 5 (Manchester) is £230,000, from 15 registered sales, down 12% on five years earlier; the mean is £274,800, and by floor area homes here have averaged about £4,640 per square metre over the last five years. Behind the figures sit 3,340 HM Land Registry entries going back to 1995, refreshed monthly, every one a completed sale rather than a valuation or an asking price.
M1 5 is one sector of M1 (Manchester): a handful of streets, and the most local view the sold record can give. The price of that locality is lumpier charts, because each year's median rests on fewer sales.
Where M1 5 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 M1 5 homes really sell for
15 sales were registered in M1 5 in 2026, and the middle one of them, the median, went for £230,000. The mean works out at £274,800, well clear of it: the mark of a market where a small number of costly homes drag the average upwards.
M1 5 prices by floor area
Per square metre, M1 5 homes have averaged around £4,640 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.
The national median for England and Wales is £285,000, which puts M1 5 19% below the country at large.
M1 5's median sold price, 1995 to 2026
Two lines: the median in the money of its day, and the same years restated by ONS CPIH into today's money, which is the truer test of getting dearer. Hover for exact figures; click a legend entry to isolate a series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £230,000 | £230,000 | 15 |
| 2025 | £245,000 | £250,859 | 49 |
| 2024 | £363,700 | £386,688 | 274 |
| 2023 | £221,000 | £242,825 | 35 |
| 2022 | £225,000 | £263,838 | 51 |
| 2021 | £262,800 | £332,739 | 36 |
| 2020 | £265,100 | £343,973 | 141 |
| 2019 | £244,100 | £319,957 | 60 |
| 2018 | £246,200 | £328,189 | 100 |
| 2017 | £248,000 | £338,247 | 95 |
| 2016 | £241,000 | £337,161 | 219 |
| 2015 | £189,000 | £267,057 | 101 |
| 2014 | £175,000 | £248,268 | 62 |
| 2013 | £170,000 | £244,613 | 62 |
| 2012 | £152,000 | £223,725 | 45 |
| 2011 | £165,000 | £249,087 | 55 |
| 2010 | £172,800 | £270,995 | 76 |
| 2009 | £140,000 | £225,051 | 81 |
| 2008 | £170,000 | £278,666 | 77 |
| 2007 | £185,000 | £313,812 | 140 |
| 2006 | £196,000 | £340,231 | 206 |
| 2005 | £162,000 | £288,295 | 284 |
| 2004 | £180,000 | £326,915 | 263 |
| 2003 | £165,200 | £304,338 | 162 |
| 2002 | £143,000 | £269,053 | 430 |
| 2001 | £130,000 | £249,918 | 33 |
| 2000 | £97,000 | £190,363 | 31 |
| 1999 | £90,200 | £179,764 | 44 |
| 1998 | £96,900 | £195,600 | 62 |
| 1997 | £78,000 | £159,962 | 11 |
| 1996 | £60,000 | £126,537 | 23 |
| 1995 | £54,000 | £117,388 | 17 |
In cash terms the typical M1 5 home went from £54,000 in 1995 to £230,000 in 2026, roughly 4 times the price. Inflation explains only part of it: in today's money the rise is still about 96%, a genuine increase in what a home here costs. In inflation-adjusted terms the high-water mark was 2024. The market now sits about 41% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the M1 5 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 2024 (+64.6% on the year before); the weakest, 2025 (−32.6%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Growth per year, over one to twenty years
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −6.1% | −8.3% |
| 5 years (since 2021) | −2.6% | −7.1% |
| 10 years (since 2016) | −0.5% | −3.8% |
| 20 years (since 2006) | +0.8% | −1.9% |
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.
Transaction volumes
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.
M1 5 recorded 15 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 194 sales a year before the financial crisis and 85 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.
The shape of the M1 5 market
Only 15 sales completed here in the last twelve months of data, which makes M1 5 a thin market. Each figure rests on few transactions, so single streets can swing the median and the charts deserve a sceptical squint. 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.
What tenants pay around M1 5
For renting purposes M1 5 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 £230,000 median sold price makes a gross yield of 7.1%. 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.
Common questions on M1 5 (Piccadilly)
Is M1 5 (Piccadilly) a good place to buy a house?
How much did a house sell for in M1 5 (Piccadilly)?
Are property prices falling in M1 5 (Piccadilly)?
Where do M1 5 prices go next?
That question has no honest answer, only evidence. The evidence: the median is down 12% over five years in cash but down 31% 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.
On the market in M1 today
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 5: 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 →
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.
Moving up a bedroom in M: the cost
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.
M area districts: five years of change
The biggest risers and fallers in cash terms; every row links to that district's report.
Other sectors in M1
Sector boundaries hide real price steps. The rest of M1, one report each:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| M1 1 | £245,000 | 11 |
| M1 2 | £232,000 | 29 |
| M1 3 | £227,500 | 14 |
| M1 4 | £186,000 | 4 |
| 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 5? Price it on the evidence
Start from what homes here actually sold for, not an estimate. Before booking a house valuation or flat valuation in M1 5, use the average prices map for a rough value: zoom from M1 5's shading down to the sold homes on your own street. The figures above are every recorded M1 5 sale; agents price with this same Land Registry record, and now you have it too.
For local estate agents: each district report carries one featured-agent spot, free while founding places last. Claim M1 5.
Go deeper
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about M1 5. Free, with a one click sign in.
The live map plots every individual M1 5 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.
How this page is made: the statistics are computed from HM Land Registry Price Paid Data (Crown copyright, OGL v3.0), geocoded to address level; inflation adjustment uses the ONS CPIH index; rents are the ONS Price Index of Private Rents at local-authority level. Medians of recorded sales, not valuations. Nothing on this page is financial advice.