Local market reports › M area › M12 › M12 5
Ardwick market report M12 5, Manchester
The M12 5 (Ardwick) house price history in full, 1995 to 2026, in cash and in today's money. Underneath every chart here sit 3,201 registered sales in M12 5 (Manchester) since 1995, the HM Land Registry record of what buyers really paid, with ONS figures covering rents. Nothing is a valuation, an estimate or an asking price.
Sales data to 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh. Page updated 19 October 2026.
In short: a typical M12 5 (Manchester) home changed hands for £221,500 in 2026 (median of 22 registered sales, up 38% on five years earlier), with the mean at £234,500, and by floor area homes here have averaged about £2,500 per square metre over the last five years. Source: 3,201 completed sales on the HM Land Registry record since 1995, updated with each monthly release. No valuations, no asking prices.
A postcode sector like M12 5 is a single group of streets within M12 (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 M12 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.
M12 5 sold prices: where the market stands
The M12 5 median stands at £221,500 for 2026, built from 22 registered sales; the mean, the figure usually quoted as the "average house price", is £234,500, a little above it, the familiar pattern where pricier homes stretch the average.
What a square metre costs in M12 5
Measured by floor area, the last five years of M12 5 sales average about £2,500 per square metre. Price per square metre is the fair way to compare a one-bed flat with a four-bed house, and it comes from the Energy Performance Certificate on each sold home.
For scale: the England and Wales median is £285,000, so M12 5 trades 22% below the country as a whole.
A typical M12 5 home, priced year by year (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 | £221,500 | £221,500 | 22 |
| 2025 | £190,000 | £194,543 | 49 |
| 2024 | £210,000 | £223,273 | 43 |
| 2023 | £157,200 | £172,724 | 36 |
| 2022 | £165,000 | £193,481 | 51 |
| 2021 | £161,000 | £203,847 | 56 |
| 2020 | £137,000 | £177,760 | 44 |
| 2019 | £175,000 | £229,383 | 111 |
| 2018 | £156,500 | £208,617 | 138 |
| 2017 | £160,000 | £218,224 | 144 |
| 2016 | £139,000 | £194,462 | 127 |
| 2015 | £121,700 | £171,962 | 122 |
| 2014 | £75,000 | £106,401 | 55 |
| 2013 | £75,000 | £107,918 | 43 |
| 2012 | £65,000 | £95,672 | 35 |
| 2011 | £78,000 | £117,750 | 45 |
| 2010 | £81,500 | £127,813 | 64 |
| 2009 | £85,000 | £136,638 | 61 |
| 2008 | £100,500 | £164,741 | 68 |
| 2007 | £100,000 | £169,628 | 216 |
| 2006 | £82,000 | £142,342 | 150 |
| 2005 | £69,000 | £122,792 | 152 |
| 2004 | £55,000 | £99,891 | 190 |
| 2003 | £30,400 | £56,004 | 182 |
| 2002 | £18,500 | £34,808 | 192 |
| 2001 | £17,000 | £32,682 | 134 |
| 2000 | £15,000 | £29,438 | 119 |
| 1999 | £16,500 | £32,884 | 120 |
| 1998 | £15,900 | £32,095 | 76 |
| 1997 | £15,800 | £32,403 | 132 |
| 1996 | £20,200 | £42,601 | 108 |
| 1995 | £20,900 | £45,433 | 116 |
In cash terms the typical M12 5 home went from £20,900 in 1995 to £221,500 in 2026, roughly 11 times the price. Inflation explains only part of it: in today's money the rise is still about 388%, a genuine increase in what a home here costs. The real-terms peak came in 2019, and today's median remains roughly 3% under it: a 2019 buyer is still waiting to get that price back in today's money.
Year-on-year change in the M12 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 2004 (+80.9% on the year before); the weakest, 1997 (−21.8%). 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 year (since 2025) | +16.6% | +13.9% |
| 5 years (since 2021) | +6.6% | +1.7% |
| 6 years (since 2020) | +8.3% | +3.7% |
| 10 years (since 2016) | +4.8% | +1.3% |
| 20 years (since 2006) | +5.1% | +2.2% |
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.
How many homes change hands in M12 5
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.
The register shows 22 M12 5 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 167 sales a year before the financial crisis and 40 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.
How M12 5 trades
This is a thin market: 22 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.
Rents around M12 5
M12 5 falls under Manchester, where the ONS puts the average private rent at £1,352 a month (May 2026 figures). 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.
Set against the £221,500 median sold price, £1,352 a month is £16,224 a year, a gross yield of 7.3%: 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.
What people ask about M12 5 (Ardwick)
Are property prices falling in M12 5 (Ardwick)?
Is M12 5 (Ardwick) a good place to buy a house?
How much did a house sell for in M12 5 (Ardwick)?
What happens to M12 5 prices now?
Nobody can tell you that, and this page will not pretend to. What the record shows: the median is up 38% over five years in cash and up 9% 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.
The price of an extra bedroom in M
Real sold prices by size across the M area, straight from the Land Registry record. The jump between sizes is local: in some areas a third bedroom adds a quarter to the price, in others nearly four fifths, so a national rule of thumb will mislead you here.
| Type | 1 bed | 2 bed | 3 bed | 4 bed | 5 bed |
|---|---|---|---|---|---|
| Detached | £240,000 | £277,250 (+16%) | £337,500 (+22%) | £416,000 (+23%) | £574,995 (+38%) |
| Semi-detached | £193,000 | £225,000 (+17%) | £272,000 (+21%) | £355,000 (+31%) | £500,000 (+41%) |
| Terraced | £180,000 | £190,000 (+6%) | £220,350 (+16%) | £262,000 (+19%) | £352,400 (+35%) |
| Flat | £155,000 | £177,500 (+15%) | £250,000 (+41%) | £295,750 (+18%) | £380,000 (+28%) |
Medians of recorded sales over the last four years, by built form and bedroom count. Sold homes carry no advertised bedroom count, so sizes are estimated from their EPC records; a small number of homes will sit one size out. Blank cells mean too few homes for the figure to mean anything.
The risers and the fallers
The spread across the M area is the point: the same five years treated these districts very differently.
Five-year change in the median, M area districts
The districts that gained and lost most in cash terms, each row linking through to its own report.
Other sectors in M12
Sector boundaries hide real price steps. The rest of M12, one report each:
Zoom out to the full M12 district report for the type split, monthly volumes and how M12 compares with its neighbours.
Thinking of selling in M12 5? Get a rough value first
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in M12 5, open the average prices map and zoom from the M12 5 shading down to the sold homes on your own street. Every recorded M12 5 sale is on this page; the same Land Registry record is what agents price from, and it is now in your hands.
Go deeper
The AI answers from the same Land Registry data this report is built on, already scoped to M12 5. Free after a one click sign in.
Two maps carry on from here: every M12 5 sale at its exact address, and the average prices map from area shading down to single homes. The report tool answers a specific question in writing, and each sale's mortgage and rent calculator prices a real purchase.
Method, briefly: HM Land Registry Price Paid Data (Crown copyright, OGL v3.0) supplies every sale, geocoded to address level; CPIH from the ONS restates prices in today's money; ONS local-authority figures supply the rents. Medians of real sales, not valuations. No part of this page is financial advice.