Local market reports › M area › M13
Ardwick market report M13, Manchester
The M13 (Ardwick) house price history in full, 1995 to 2026, in cash and in today's money. Every figure on this page comes from the public record: 4,854 sales registered with HM Land Registry in M13 (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 recorded to July 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.
In short: the middle 2026 sale in M13 (Manchester) came in at £250,000, out of 22 registered, up 2% on five years earlier, and the mean stands at £242,200, and by floor area homes here have averaged about £2,760 per square metre over the last five years. The record behind it is 4,854 completed sales lodged with HM Land Registry since 1995, monthly refreshed, with no valuations or asking prices anywhere in the figures.
The postcode district M13 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 M13 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.
M13 sold prices: where the market stands
Take the 22 registered 2026 sales in M13 and the middle price, the median, is £250,000. The mean lands at £242,200, nearly identical to it, meaning sales cluster closely around the typical figure.
Price per square metre in M13
Measured by floor area, the last five years of M13 sales average about £2,760 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.
Set against the £285,000 England and Wales median, M13 sits 12% below the national market.
The price of a typical M13 home, 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 | £250,000 | £250,000 | 22 |
| 2025 | £230,000 | £235,500 | 67 |
| 2024 | £225,000 | £239,221 | 67 |
| 2023 | £278,000 | £305,454 | 83 |
| 2022 | £255,000 | £299,017 | 134 |
| 2021 | £245,000 | £310,202 | 125 |
| 2020 | £222,000 | £288,050 | 105 |
| 2019 | £174,000 | £228,072 | 108 |
| 2018 | £165,000 | £219,948 | 99 |
| 2017 | £140,000 | £190,946 | 115 |
| 2016 | £136,000 | £190,265 | 211 |
| 2015 | £134,900 | £190,614 | 202 |
| 2014 | £125,000 | £177,334 | 131 |
| 2013 | £128,000 | £184,179 | 103 |
| 2012 | £118,000 | £173,681 | 113 |
| 2011 | £112,000 | £169,077 | 123 |
| 2010 | £117,500 | £184,270 | 122 |
| 2009 | £100,500 | £161,555 | 112 |
| 2008 | £129,000 | £211,458 | 125 |
| 2007 | £137,000 | £232,390 | 273 |
| 2006 | £125,000 | £216,984 | 338 |
| 2005 | £117,500 | £209,103 | 258 |
| 2004 | £90,000 | £163,458 | 214 |
| 2003 | £68,000 | £125,272 | 223 |
| 2002 | £45,000 | £84,667 | 238 |
| 2001 | £39,500 | £75,937 | 199 |
| 2000 | £39,500 | £77,519 | 225 |
| 1999 | £38,800 | £77,326 | 202 |
| 1998 | £32,500 | £65,604 | 139 |
| 1997 | £31,000 | £63,575 | 141 |
| 1996 | £30,000 | £63,269 | 105 |
| 1995 | £32,500 | £70,650 | 132 |
In cash terms the typical M13 home went from £32,500 in 1995 to £250,000 in 2026, roughly 8 times the price. Even after inflation that is a real rise of about 254%: homes here genuinely became dearer, not merely more expensive on paper. The real-terms peak came in 2021, and today's median remains roughly 19% under it: a 2021 buyer is still waiting to get that price back in today's money.
Year-on-year change in the M13 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 2003 (+51.1% on the year before); the weakest, 2009 (−22.1%). 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) | +8.7% | +6.2% |
| 5 years (since 2021) | +0.4% | −4.2% |
| 10 years (since 2016) | +6.3% | +2.8% |
| 20 years (since 2006) | +3.5% | +0.7% |
The table annualises median growth over each period, with the real column deflated by ONS CPIH. Smoothing hides the cycle (see the chart above for it), and none of this forecasts: it is the record.
Detached, semi, terraced, flat: four markets in one
A single median hides the split beneath it. Sales of terraced homes dominate the record here, 62% of the typed total. In 2020, the last year both were recorded here, a detached home traded at £330,000 against £126,800 for a flat, 2.6 times the price.
Median by property type, M13
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 | £330,000 (2020) | – | 10 |
| Semi-detached | £257,500 (2025) | – | 953 |
| Terraced | £275,000 | 14 | 2,976 |
| Flats | £141,500 | 5 | 882 |
Transaction volumes
The year-by-year sales count
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.
Month by month, five years back
Monthly registrations. The sawtooth is seasonal; the register runs weeks behind completions at the right-hand edge.
The register shows 50 M13 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 246 sales a year before the financial crisis and 75 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 tenants pay around M13
M13 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 £250,000 median sold price, £1,352 a month is £16,224 a year, a gross yield of 6.5%: 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 M13 market
Only 50 sales completed here in the last twelve months of data, which makes M13 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 M13 (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 M13 (Ardwick) median was £222,000 in 2020 and £250,000 in 2026, up 13% in cash and down 13% 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.
Common questions on M13 (Ardwick)
How much did a house sell for in M13 (Ardwick)?
Are property prices falling in M13 (Ardwick)?
Is M13 (Ardwick) a good place to buy a house?
Where do M13 prices go next?
That question has no honest answer, only evidence. The evidence: the median is roughly flat over five years in cash but down 19% 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 M13 today
Everything above is what homes in M13 sold for. This is what you could actually buy today: 22 homes currently on the market from 4 agents publishing to HomesIndex, at a typical asking price 6% above the M13 median sold price.
36% of current listings sit under the prices comparable homes actually fetched. Each listing is compared with recent recorded sales of similar homes nearby.
- Plymouth Point, Longsight, Manchester
- Plymouth View, Ardwick, Manchester, M13, Manchester
- Birchfields Avenue, Manchester, Great...
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 M13 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.
What another bedroom costs in M
Real sold prices by size across the M area, straight 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%) | — |
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
M13 ranks 35 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 districts that gained and lost most in cash terms, each row linking through to its own report.
Inside M13, sector by sector
The next slice down is the postcode sector: a group of streets, each with its own report. Two sectors a short walk apart can trade at sharply different prices.
| Sector | Median (latest) | Sales that year |
|---|---|---|
| M13 0 | £220,500 | 12 |
| M13 9 | £262,500 | 10 |
How M13 compares nearby
Same city, different markets. The neighbouring districts of the M area, dearest first:
| 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 (this report) | £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% |
| M43 | £230,000 | +31% |
Selling a home in M13? 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 M13'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.
Estate agents working M13: the featured spot on this report is free for founding agents, one per district. Claim M13.
Keep digging
The AI answers from the same Land Registry data this report is built on, already scoped to M13. Free after a one click sign in.
See every individual M13 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.
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.