Every figure on this page comes from the public record: 10,271 sales registered with HM Land Registry in M11 (Manchester) since 1995, each one a completed purchase at a real price, plus current rental figures from the ONS. Nothing here is a valuation, an estimate or an asking price.
Sales data to May 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh.
M11 is the postcode district covering Clayton, Openshaw, Beswick in Manchester. Districts are a practical way to slice a market: small enough to mean something locally, big enough to have a steady flow of sales to measure.
Where M11 sits
Click the map to open M11 on the live map, with every sale plotted at its address. The average pricing view shades the whole country the same way.
£180,000median sold price, 2026
+24%five-year change (cash)
193sales in the last 12 months
9.0%gross rental yield (est.)
What a home in M11 sells for
The 2026 median in M11 is £180,000, from 61 registered sales; the mean, £210,100, sits well above it, the signature of a heavy top tail: a handful of expensive sales lifting the average.
For scale: the England and Wales median is £274,000, so M11 trades 34% below the country as a whole.
The price of a typical M11 home, 1995 to 2026
The median as recorded at the time, and each year restated in today's money (ONS CPIH), the sharper test of whether homes really got dearer. Hover for the year-by-year figures; click a legend entry to isolate a series.
Price at the timeIn today's money (CPIH)
See this chart as a table
Year
Median (cash)
Median (today's £)
Sales
2026
£180,000
£180,000
61
2025
£160,000
£160,000
213
2024
£160,000
£166,140
215
2023
£170,000
£182,426
188
2022
£154,200
£176,594
246
2021
£145,500
£179,919
328
2020
£137,500
£174,242
239
2019
£127,000
£162,579
257
2018
£138,000
£179,660
333
2017
£125,000
£166,506
336
2016
£117,000
£159,861
303
2015
£113,500
£156,630
306
2014
£95,000
£131,627
297
2013
£84,500
£118,747
208
2012
£75,000
£107,813
160
2011
£93,000
£137,115
162
2010
£85,000
£130,189
203
2009
£100,000
£156,997
267
2008
£87,200
£139,601
386
2007
£105,000
£173,950
707
2006
£86,500
£146,646
652
2005
£58,500
£101,675
608
2004
£35,000
£62,082
699
2003
£25,000
£44,980
583
2002
£19,500
£35,832
456
2001
£17,000
£31,918
302
2000
£15,000
£28,750
339
1999
£14,900
£29,001
258
1998
£18,400
£36,274
151
1997
£13,500
£27,039
284
1996
£17,000
£35,015
252
1995
£19,800
£42,037
272
In cash terms the typical M11 home went from £19,800 in 1995 to £180,000 in 2026, roughly 9 times the price. Even after inflation that is a real rise of about 328%: homes here genuinely became dearer, not just more expensive on paper.
Year-on-year change in the M11 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 (+67.1% on the year before); the weakest, 1997 (−20.6%). 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)
+12.5%
+12.5%
5 years (since 2021)
+4.3%
0.0%
10 years (since 2016)
+4.4%
+1.2%
20 years (since 2006)
+3.7%
+1.0%
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.
Transaction volumes
How many homes change hands
Recorded sales per year. The dip after 2008 is the financial crisis; the last bar is still filling in as recent sales get registered.
The last five years, month by month
Monthly registrations. The sawtooth is seasonal; the register runs weeks behind completions at the right-hand edge.
M11 recorded 193 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 543 sales a year before the financial crisis and 185 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 homes rent for around M11
M11 falls under Manchester, where the ONS puts the average private rent at £1,352 a month (May 2026 figures). 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.
Set against the £180,000 median sold price, £1,352 a month is £16,224 a year, a gross yield of 9.0%: gross, before letting costs, voids, maintenance and tax, so a ceiling rather than a promise. Rents are published at local-authority level, so nearby districts in the same authority share these figures.
Will M11 prices rise from here?
Nobody can tell you that, and this page will not pretend to. What the record shows: the median is up 24% over five years in cash and flat after inflation. If you are weighing a purchase, read the volume chart alongside the price one, and remember that every figure here is a completed sale, lagged by the weeks it takes the Land Registry to register it.
Ladders and snakes: five-year risers and fallers
M11 ranks 17 of 42 in the M area on five-year growth. The gap between the top and bottom of this chart is the difference between buying well and buying badly in the same city.
Five-year change in the median, M area districts
The biggest risers and fallers in cash terms; every row links to that district's report.
Inside M11, street group by street group
Postcode sectors are the next slice down, each a group of streets. Prices can differ sharply between two sectors a few minutes' walk apart.
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.