Local market reports › M area › M11 › M11 4
Clayton market report M11 4, Manchester
The standing M11 4 (Clayton) property market report, rebuilt from the full public record every month. This page is built from the public record and nothing else: 3,418 completed sales registered with HM Land Registry in M11 4 (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: 26 registered 2026 sales put the M11 4 (Manchester) median at £175,200, up 30% on five years earlier, with a mean of £177,200, and by floor area homes here have averaged about £2,230 per square metre over the last five years. Everything rests on 3,418 completed HM Land Registry sales since 1995, refreshed monthly; valuations and asking prices play no part.
A postcode sector like M11 4 is a single group of streets within M11 (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 M11 4 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.
M11 4 sold prices: where the market stands
26 sales were registered in M11 4 in 2026, and the middle one of them, the median, went for £175,200. The mean works out at £177,200, almost on top of it, so sales bunch tightly around the typical price.
M11 4 prices by floor area
Averaged across five years of sales, floor space in M11 4 costs about £2,230 per square metre. Each sale's Energy Performance Certificate supplies the floor area, and pricing by the metre is what lets flats and houses share one scale.
England and Wales as a whole trade at a £285,000 median, leaving M11 4 39% below the national figure.
M11 4'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 | £175,200 | £175,200 | 26 |
| 2025 | £155,000 | £158,707 | 58 |
| 2024 | £165,000 | £175,429 | 59 |
| 2023 | £166,500 | £182,943 | 44 |
| 2022 | £155,000 | £181,755 | 57 |
| 2021 | £134,500 | £170,294 | 77 |
| 2020 | £125,000 | £162,190 | 48 |
| 2019 | £117,000 | £153,359 | 63 |
| 2018 | £112,000 | £149,298 | 57 |
| 2017 | £100,000 | £136,390 | 75 |
| 2016 | £91,000 | £127,310 | 66 |
| 2015 | £86,200 | £121,801 | 62 |
| 2014 | £70,000 | £99,307 | 58 |
| 2013 | £66,000 | £94,967 | 47 |
| 2012 | £63,200 | £93,023 | 46 |
| 2011 | £64,200 | £96,917 | 48 |
| 2010 | £71,500 | £112,130 | 74 |
| 2009 | £80,000 | £128,601 | 99 |
| 2008 | £70,000 | £114,745 | 142 |
| 2007 | £118,700 | £201,348 | 336 |
| 2006 | £101,200 | £175,670 | 306 |
| 2005 | £70,000 | £124,572 | 290 |
| 2004 | £40,000 | £72,648 | 312 |
| 2003 | £25,000 | £46,056 | 224 |
| 2002 | £17,000 | £31,985 | 164 |
| 2001 | £15,000 | £28,837 | 91 |
| 2000 | £15,000 | £29,438 | 96 |
| 1999 | £12,000 | £23,915 | 91 |
| 1998 | £19,000 | £38,353 | 69 |
| 1997 | £12,000 | £24,610 | 99 |
| 1996 | £17,000 | £35,852 | 64 |
| 1995 | £16,000 | £34,782 | 70 |
In cash terms the typical M11 4 home went from £16,000 in 1995 to £175,200 in 2026, roughly 11 times the price. Inflation explains only part of it: in today's money the rise is still about 404%, a genuine increase in what a home here costs. In inflation-adjusted terms the high-water mark was 2007. The market now sits about 13% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the M11 4 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 2005 (+75.0% on the year before); the weakest, 2008 (−41.0%). 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) | +13.0% | +10.4% |
| 5 years (since 2021) | +5.4% | +0.6% |
| 10 years (since 2016) | +6.8% | +3.2% |
| 20 years (since 2006) | +2.8% | 0.0% |
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.
Sales activity in M11 4
Sales per year, counted
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.
The register shows 26 M11 4 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 227 sales a year before the financial crisis and 49 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 tenants pay around M11 4
For renting purposes M11 4 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 £175,200 median purchase price, a rent of £1,352 a month (£16,224 a year) works out at a 9.3% 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 M11 4 market
This is a thin market: 26 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. Against the M11 district median, M11 4 sits 12% lower, marking it as a cheaper pocket of the district.
Common questions on M11 4 (Clayton)
How much did a house sell for in M11 4 (Clayton)?
Are property prices falling in M11 4 (Clayton)?
Is M11 4 (Clayton) a good place to buy a house?
What happens to M11 4 prices now?
The record answers a different question than "what happens next": the median is up 30% over five years in cash and up 3% after inflation. Put the volume chart beside the price chart before drawing conclusions, and allow for the register's lag behind actual completions.
What is for sale in M11 right now
This is what you could actually buy today: 23 homes currently on the market from 3 agents publishing to HomesIndex.
These cover the whole M11 district, not just M11 4: live asking prices are collected per district.
14% of current listings sit under the prices comparable homes actually fetched. Every listing is measured against recent recorded sales of similar nearby homes.
- Whitehurst Drive, Manchester, Manchester
- Cherry Avenue, Openshaw, Manchester, M11
- Jobling Street, Manchester, Greater M...
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 M11 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.
Bedroom by bedroom: M prices by size
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 | — | £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
The districts that gained and lost most in cash terms, each row linking through to its own report.
Other sectors in M11
Prices can differ sharply between two sectors a few minutes' walk apart. The rest of M11, each linking to its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| M11 1 | £242,500 | 14 |
| M11 2 | £310,000 | 9 |
| M11 3 | £262,500 | 6 |
Zoom out to the full M11 district report for the type split, monthly volumes and how M11 compares with its neighbours.
Before you sell in M11 4: what the record supports
Start from what homes here actually sold for, not an estimate. Before booking a house valuation or flat valuation in M11 4, use the average prices map for a rough value: zoom from M11 4's shading down to the sold homes on your own street. The figures above are every recorded M11 4 sale; agents price with this same Land Registry record, and now you have it too.
Estate agents working M11 4: the featured spot on this report is free for founding agents, one per district. Claim M11 4.
Go deeper
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about M11 4. Free, with a one click sign in.
See every individual M11 4 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.
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.