Local market reports › M area › M12
Ardwick market report M12, Manchester
The standing M12 (Ardwick) property market report, rebuilt from the full public record every month. Every figure on this page comes from the public record: 5,471 sales registered with HM Land Registry in M12 (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.
Covers registered sales to June 2026 and ONS rents for May 2026. Refreshed monthly as new sales reach the register.
In short: 28 registered 2026 sales put the M12 (Manchester) median at £216,500, up 40% on five years earlier, with a mean of £230,100, and by floor area homes here have averaged about £2,530 per square metre over the last five years. Everything rests on 5,471 completed HM Land Registry sales since 1995, refreshed monthly; valuations and asking prices play no part.
The postcode district M12 covering Ardwick, Longsight, Chorlton-on-Medlock sits in Manchester. A district is the workhorse unit for reading a market: local enough to be meaningful, busy enough that the medians rest on a steady flow of sales.
Where M12 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 a home in M12 sells for
Take the 28 registered 2026 sales in M12 and the middle price, the median, is £216,500. The mean lands at £230,100, a little above it, the familiar pattern where pricier homes stretch the average.
House prices per square metre in M12
Measured by floor area, the last five years of M12 sales average about £2,530 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.
The national median for England and Wales is £285,000, which puts M12 24% below the country at large.
The price of a typical M12 home, 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 | £216,500 | £216,500 | 28 |
| 2025 | £195,000 | £199,663 | 75 |
| 2024 | £197,500 | £209,983 | 74 |
| 2023 | £167,500 | £184,042 | 62 |
| 2022 | £169,400 | £198,641 | 88 |
| 2021 | £155,000 | £196,250 | 81 |
| 2020 | £125,000 | £162,190 | 79 |
| 2019 | £155,000 | £203,168 | 163 |
| 2018 | £142,000 | £189,289 | 180 |
| 2017 | £145,000 | £197,765 | 187 |
| 2016 | £123,500 | £172,778 | 197 |
| 2015 | £118,600 | £167,582 | 169 |
| 2014 | £75,500 | £107,110 | 85 |
| 2013 | £75,000 | £107,918 | 83 |
| 2012 | £71,500 | £105,239 | 76 |
| 2011 | £72,800 | £109,900 | 91 |
| 2010 | £80,500 | £126,245 | 106 |
| 2009 | £85,000 | £136,638 | 98 |
| 2008 | £100,000 | £163,921 | 124 |
| 2007 | £100,000 | £169,628 | 322 |
| 2006 | £84,200 | £146,160 | 260 |
| 2005 | £70,000 | £124,572 | 273 |
| 2004 | £58,200 | £105,703 | 334 |
| 2003 | £33,000 | £60,794 | 340 |
| 2002 | £20,000 | £37,630 | 351 |
| 2001 | £16,000 | £30,759 | 264 |
| 2000 | £14,000 | £27,475 | 239 |
| 1999 | £16,600 | £33,083 | 223 |
| 1998 | £17,100 | £34,518 | 146 |
| 1997 | £16,000 | £32,813 | 240 |
| 1996 | £20,200 | £42,601 | 212 |
| 1995 | £20,400 | £44,346 | 221 |
In cash terms the typical M12 home went from £20,400 in 1995 to £216,500 in 2026, roughly 11 times the price. Adjusted for inflation it still comes to a real rise of roughly 388%, so homes here got dearer in substance, not only in cash.
Year-on-year change in the M12 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 (+76.4% on the year before); the weakest, 1997 (−20.8%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Detached, semi, terraced, flat: four markets in one
A single median hides the split beneath it. Sales of terraced homes dominate the record here, 69% of the typed total. In 2025, the last year both were recorded here, a detached home traded at £292,500 against £130,500 for a flat, 2.2 times the price.
Median by property type, M12
One line per type, years with too few sales omitted. Hover for the year's figures; click a legend entry to isolate a type.
| Type | Median (2026) | Sales that year | All-time sales |
|---|---|---|---|
| Detached | £292,500 (2025) | – | 185 |
| Semi-detached | £245,000 | 9 | 1,184 |
| Terraced | £190,000 | 17 | 3,769 |
| Flats | £130,500 (2025) | – | 289 |
Growth per year, over one to twenty years
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | +11.0% | +8.4% |
| 5 years (since 2021) | +6.9% | +2.0% |
| 10 years (since 2016) | +5.8% | +2.3% |
| 20 years (since 2006) | +4.8% | +2.0% |
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 M12
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.
Month by month, five years back
Monthly registrations. The sawtooth is seasonal; the register runs weeks behind completions at the right-hand edge.
M12 recorded 72 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 298 sales a year before the financial crisis and 65 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 M12
M12 falls under Manchester, where the ONS puts the average private rent at £1,352 a month (May 2026 figures). 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.
Set against the £216,500 median sold price, £1,352 a month is £16,224 a year, a gross yield of 7.5%: 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.
The shape of the M12 market
Only 72 sales completed here in the last twelve months of data, which makes M12 a thin market. Each figure rests on few transactions, so single streets can swing the median and the charts deserve a sceptical squint. 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.
What people search before landing on M12 (Ardwick)
These are the recorded searches for the wider M report family, answered with this page's own figures.
One real search that lands here: average house price increase manchester since 2020
. The record's answer: the M12 (Ardwick) median was £125,000 in 2020 and £216,500 in 2026, up 73% in cash and up 33% in today's money.
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 M12 (Ardwick)
Is M12 (Ardwick) a good place to buy a house?
How much did a house sell for in M12 (Ardwick)?
Are property prices falling in M12 (Ardwick)?
Are M12 prices heading up or down?
That question has no honest answer, only evidence. The evidence: the median is up 40% over five years in cash and up 10% 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.
What is for sale in M12 right now
Everything above is what homes in M12 sold for. Turning to what is actually available: 4 homes on the market right now, from an agent publishing to HomesIndex, at a typical asking price 2% above the M12 median sold price.
0% of what is on the market here is asking below what comparable homes actually sold for. The comparison behind each listing uses recent recorded sales of similar homes close by.
See every M12 home for sale on the map →
These asking prices come live from estate agents publishing feeds to HomesIndex, refreshed each Monday and Thursday. They are a sample of the market rather than its entirety, and an asking price is not a sale price.
Moving up a bedroom in M: the cost
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
M12 ranks 1 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
Cash-terms risers and fallers across the area; click any row for that district's full report.
Inside M12, sector by sector
Below district level sit the sectors, street groups with reports of their own, and the gaps between neighbouring ones can be sharp.
| Sector | Median (latest) | Sales that year |
|---|---|---|
| M12 4 | £230,000 | 9 |
| M12 5 | £202,000 | 19 |
| M12 6 | £166,000 | 4 |
How M12 compares nearby
Same city, different markets. The dearest districts of the M area, and M12 itself, which ranks 28 of 42 by median price:
| District | Median | 5-year |
|---|---|---|
| M21 | £410,000 | +22% |
| M33 | £410,000 | +27% |
| M20 | £360,000 | +17% |
| M41 | £346,400 | +20% |
| M16 | £314,500 | +37% |
| M7 | £296,000 | +35% |
| M25 | £293,500 | +13% |
| M32 | £290,000 | +21% |
| M28 | £285,000 | +12% |
| M19 | £276,000 | +23% |
| M45 | £275,000 | +24% |
| M23 | £266,000 | +33% |
| M2 | £257,800 | -34% |
| M13 | £250,000 | +2% |
| M14 | £245,000 | +29% |
| M27 | £243,500 | +22% |
| M22 | £242,000 | +26% |
| M35 | £238,000 | +29% |
| M44 | £235,000 | +31% |
| M6 | £232,500 | +16% |
| M29 | £232,500 | +16% |
| M30 | £230,000 | +17% |
| M40 | £230,000 | +38% |
| M12 (this report) | £216,500 | +40% |
Selling a home in M12? Price it on the evidence
Ground the asking price in real sold prices first. The average prices map gives a rough value in a minute: start at M12's shading and zoom to the sold homes on the street itself. Agents work from this same Land Registry record when they value; this page puts it in front of you before they arrive.
Local estate agents: one agent per district gets the featured spot on this report, free for founding agents. Claim M12.
Dig further
The AI answers from the same Land Registry data this report is built on, already scoped to M12. Free after a one click sign in.
The live map plots every individual M12 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.
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.