Local market reports › M area › M14
Fallowfield market report M14, Manchester
The M14 (Fallowfield) house price history in full, 1995 to 2026, in cash and in today's money. The raw material for this page is 16,352 HM Land Registry entries for M14 (Manchester), going back to 1995: each an actual purchase at an actual price. Rents come from the ONS. Valuations, estimates and asking prices appear nowhere in it.
Covers registered sales to July 2026 and ONS rents for May 2026. Refreshed monthly as new sales reach the register.
In short: 86 registered 2026 sales put the M14 (Manchester) median at £245,000, up 29% on five years earlier, with a mean of £253,600, and by floor area homes here have averaged about £2,860 per square metre over the last five years. Everything rests on 16,352 completed HM Land Registry sales since 1995, refreshed monthly; valuations and asking prices play no part.
M14 is a postcode district covering Fallowfield, Moss Side, Ladybarn in Manchester. It is the most useful size for market figures: tight enough to describe somewhere real, large enough that sales keep coming and the medians hold steady.
Where M14 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.
M14 sold prices: where the market stands
86 sales were registered in M14 in 2026, and the middle one of them, the median, went for £245,000. The mean works out at £253,600, almost on top of it, so sales bunch tightly around the typical price.
House prices per square metre in M14
Per square metre, M14 homes have averaged around £2,860 over the last five years of sales. The floor areas behind the figure come from Energy Performance Certificates, and the by-the-metre view is the fair comparison across home sizes.
Against a national (England and Wales) median of £285,000, M14 runs 14% below it.
M14's median sold price, 1995 to 2026
One line records the median as paid; the other restates every year in today's money via ONS CPIH, the honest measure of getting dearer. Hover for year figures, click the legend to isolate a line.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £245,000 | £245,000 | 86 |
| 2025 | £225,000 | £230,380 | 231 |
| 2024 | £220,500 | £234,437 | 213 |
| 2023 | £200,000 | £219,751 | 193 |
| 2022 | £209,200 | £245,311 | 292 |
| 2021 | £190,000 | £240,565 | 348 |
| 2020 | £166,300 | £215,778 | 242 |
| 2019 | £161,000 | £211,032 | 285 |
| 2018 | £156,000 | £207,951 | 326 |
| 2017 | £148,000 | £201,857 | 413 |
| 2016 | £137,000 | £191,664 | 510 |
| 2015 | £124,500 | £175,919 | 431 |
| 2014 | £119,000 | £168,822 | 453 |
| 2013 | £111,000 | £159,718 | 343 |
| 2012 | £113,500 | £167,058 | 307 |
| 2011 | £110,000 | £166,058 | 286 |
| 2010 | £125,000 | £196,032 | 324 |
| 2009 | £120,000 | £192,901 | 355 |
| 2008 | £134,000 | £219,654 | 484 |
| 2007 | £140,300 | £237,988 | 892 |
| 2006 | £123,000 | £213,512 | 874 |
| 2005 | £109,000 | £193,976 | 744 |
| 2004 | £107,000 | £194,333 | 919 |
| 2003 | £82,500 | £151,985 | 1,060 |
| 2002 | £65,000 | £122,297 | 1,085 |
| 2001 | £44,000 | £84,588 | 889 |
| 2000 | £54,500 | £106,956 | 845 |
| 1999 | £39,500 | £78,721 | 710 |
| 1998 | £39,000 | £78,724 | 540 |
| 1997 | £35,000 | £71,778 | 673 |
| 1996 | £33,000 | £69,596 | 523 |
| 1995 | £32,200 | £69,998 | 476 |
In cash terms the typical M14 home went from £32,200 in 1995 to £245,000 in 2026, roughly 8 times the price. Adjusted for inflation it still comes to a real rise of roughly 250%, so homes here got dearer in substance, not only in cash.
Year-on-year change in the M14 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 2002 (+47.7% on the year before); the weakest, 2001 (−19.3%). 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) | +8.9% | +6.3% |
| 5 years (since 2021) | +5.2% | +0.4% |
| 10 years (since 2016) | +6.0% | +2.5% |
| 20 years (since 2006) | +3.5% | +0.7% |
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.
Detached, semi, terraced, flat: four markets in one
A single median hides the split beneath it. Sales of terraced homes dominate the record here, 60% of the typed total. In 2025, the last year both were recorded here, a detached home traded at £375,000 against £166,500 for a flat, 2.3 times the price.
Median by property type, M14
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 | £375,000 (2025) | – | 335 |
| Semi-detached | £280,000 | 23 | 3,465 |
| Terraced | £235,000 | 49 | 9,795 |
| Flats | £170,000 | 13 | 2,744 |
The turnover behind the prices
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.
The last five years, month by month
Monthly registrations. The sawtooth is seasonal; the register runs weeks behind completions at the right-hand edge.
M14 recorded 171 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 914 sales a year before the financial crisis and 203 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.
Rents around M14
For renting purposes M14 sits in Manchester. The ONS average private rent there is £1,352 a month (May 2026). 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.
£1,352 a month is £16,224 a year, which against the £245,000 median sold price makes a gross yield of 6.6%. Gross means before letting costs, voids, maintenance and tax: treat it as a ceiling. The ONS publishes rents by local authority, so neighbouring districts under the same authority share these numbers.
The shape of the M14 market
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 ask about M14 (Fallowfield)
How much did a house sell for in M14 (Fallowfield)?
Are property prices falling in M14 (Fallowfield)?
Is M14 (Fallowfield) a good place to buy a house?
Searches that land here, answered
These are the recorded searches for the wider M report family, answered with this page's own figures.
People ask average house price increase manchester since 2020
. From the register: £166,300 in 2020 against £245,000 in 2026, which is a rise of 47% in cash (up 14% after inflation).
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 happens to M14 prices now?
Prediction is not this page's business. Its business is the record, which says: the median is up 29% over five years in cash and flat after inflation. Read the volume chart with the price chart before acting on either, remembering that registrations trail the deals themselves by weeks.
M14's current homes for sale
Everything above is what homes in M14 sold for. This is what you could actually buy today: 93 homes currently on the market from 5 agents publishing to HomesIndex, at a typical asking price 6% above the M14 median sold price.
Of everything listed here, 23% asks less than the sold record of comparable homes. Every listing is measured against recent recorded sales of similar nearby homes.
- Upper Park Road, Manchester, Greater ...
- Claremont Road, Manchester, Greater M...
- Brailsford Road, Manchester, Greater ...
"Under comparable sales" means the asking price sits below what similar homes nearby actually fetched. Treat it as the start of a conversation, never a valuation, and always view the home.
See every M14 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
The Land Registry record, split by size: what each kind of home actually sold for across the M area. 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 | — | £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. Blank cells mean too few homes for the figure to mean anything.
The risers and the fallers
M14 ranks 12 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.
M area districts: five years of change
Cash-terms risers and fallers across the area; click any row for that district's full report.
Inside M14, 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 |
|---|---|---|
| M14 4 | £235,000 | 9 |
| M14 5 | £235,000 | 7 |
| M14 6 | £269,000 | 34 |
| M14 7 | £234,500 | 36 |
How M14 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 | £250,000 | +2% |
| M14 (this report) | £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% |
Thinking of selling in M14? Get a rough value first
Start from what homes here actually sold for, not an estimate. Before booking a house valuation or flat valuation in M14, use the average prices map for a rough value: zoom from M14's shading down to the sold homes on your own street. The figures above are every recorded M14 sale; agents price with this same Land Registry record, and now you have it too.
Estate agents working M14: the featured spot on this report is free for founding agents, one per district. Claim M14.
Keep digging
Behind the answers sits the same Land Registry record as this page, with M14 already set as the subject. Free, one click sign in.
Two maps carry on from here: every M14 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.