Local market reports › M area › M15
Hulme market report M15, Manchester
The M15 (Hulme) house price history in full, 1995 to 2026, in cash and in today's money. This page is built from the public record and nothing else: 13,598 completed sales registered with HM Land Registry in M15 (Manchester) since 1995, plus current ONS rental figures. There are no valuations, estimates or asking prices in it.
Sales recorded to August 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release. Page updated 19 October 2026.
In short: 117 registered 2026 sales put the M15 (Manchester) median at £210,000, down 36% on five years earlier, with a mean of £245,300, and by floor area homes here have averaged about £4,180 per square metre over the last five years. Everything rests on 13,598 completed HM Land Registry sales since 1995, refreshed monthly; valuations and asking prices play no part.
The postcode district M15 covering Hulme, Manchester Science Park, Old Trafford 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 M15 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 buyers actually paid in M15
The M15 median stands at £210,000 for 2026, built from 117 registered sales; the mean, the figure usually quoted as the "average house price", is £245,300, a long way above it, which tells you a few very expensive sales are pulling the average up.
House prices per square metre in M15
The last five years of sales put M15 at roughly £4,180 per square metre. That figure, built from each sale's Energy Performance Certificate floor area, is the one that makes a small flat and a big house comparable.
Against a national (England and Wales) median of £285,000, M15 runs 26% below it.
M15's median sold price, 1995 to 2026
The cash median beside its inflation-adjusted twin (ONS CPIH). The adjusted line answers the harder question, whether homes really got dearer. Hover for the figures; the legend toggles each series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £210,000 | £210,000 | 117 |
| 2025 | £230,000 | £235,500 | 271 |
| 2024 | £285,000 | £303,014 | 564 |
| 2023 | £297,700 | £327,100 | 462 |
| 2022 | £309,600 | £363,041 | 694 |
| 2021 | £328,900 | £416,430 | 614 |
| 2020 | £250,900 | £325,548 | 746 |
| 2019 | £180,000 | £235,937 | 228 |
| 2018 | £181,800 | £242,343 | 364 |
| 2017 | £160,000 | £218,224 | 343 |
| 2016 | £157,900 | £220,904 | 458 |
| 2015 | £147,500 | £208,418 | 425 |
| 2014 | £137,500 | £195,068 | 305 |
| 2013 | £125,000 | £179,863 | 203 |
| 2012 | £125,000 | £183,984 | 152 |
| 2011 | £122,500 | £184,928 | 173 |
| 2010 | £108,000 | £169,372 | 245 |
| 2009 | £132,000 | £212,191 | 203 |
| 2008 | £149,000 | £244,242 | 394 |
| 2007 | £157,500 | £267,164 | 933 |
| 2006 | £143,000 | £248,230 | 961 |
| 2005 | £140,000 | £249,144 | 883 |
| 2004 | £135,800 | £246,639 | 738 |
| 2003 | £120,000 | £221,069 | 713 |
| 2002 | £100,500 | £189,090 | 721 |
| 2001 | £88,200 | £169,560 | 416 |
| 2000 | £63,500 | £124,619 | 418 |
| 1999 | £50,000 | £99,647 | 354 |
| 1998 | £51,300 | £103,553 | 168 |
| 1997 | £44,300 | £90,850 | 152 |
| 1996 | £46,600 | £98,277 | 119 |
| 1995 | £56,500 | £122,822 | 61 |
In cash terms the typical M15 home went from £56,500 in 1995 to £210,000 in 2026, roughly 3.7 times the price. Inflation explains only part of it: in today's money the rise is still about 71%, a genuine increase in what a home here costs. Measured in today's money the market peaked in 2021; the current median sits about 50% below that. Someone who bought at the 2021 peak has not yet seen that price back in real terms.
Year-on-year change in the M15 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 2020 (+39.4% on the year before); the weakest, 2025 (−19.3%). 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 flats dominate the record here, 85% of the typed total. In 2016, the last year both were recorded here, a detached home traded at £176,000 against £159,000 for a flat, a 11% premium.
Median by property type, M15
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 | £176,000 (2016) | – | 131 |
| Semi-detached | £264,000 (2025) | – | 610 |
| Terraced | £235,000 | 7 | 1,285 |
| Flats | £210,000 | 107 | 11,526 |
What M15 has returned, per year
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 year (since 2025) | −8.7% | −10.8% |
| 5 years (since 2021) | −8.6% | −12.8% |
| 6 years (since 2020) | −2.9% | −7.0% |
| 10 years (since 2016) | +2.9% | −0.5% |
| 20 years (since 2006) | +1.9% | −0.8% |
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.
Sales activity in M15
The year-by-year sales count
Recorded sales per year. The dip after 2008 is the financial crisis; the last bar is still filling in as recent sales get registered.
Month by month, five years back
Sales as they reached the register each month. Expect the seasonal sawtooth, and discount the newest months while late entries land.
Over the last twelve months of data, 201 sales completed in M15. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 723 sales a year before the financial crisis and 422 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 M15
M15 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.
Against the £210,000 median purchase price, a rent of £1,352 a month (£16,224 a year) works out at a 7.7% gross yield, a ceiling figure that ignores letting costs, voids, maintenance and tax. Because rents are local-authority statistics, districts sharing the authority share the figure.
How M15 trades
Flats dominate what actually sells, at 86% of last year's transactions, and the headline median follows them. House buyers should lean on the type split above rather than the overall figure. The record here is jumpy: year-on-year moves of ten per cent or more are common in the chart above, mostly a function of which homes happened to sell rather than the market lurching. Among the 42 measurable districts of its area, M15 ranks 33 by median price: towards the affordable end.
What people ask about M15 (Hulme)
Is M15 (Hulme) a good place to buy a house?
How much did a house sell for in M15 (Hulme)?
Are property prices falling in M15 (Hulme)?
Where do M15 prices go next?
Nobody can tell you that, and this page will not pretend to. What the record shows: the median is down 36% over five years in cash but down 50% 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.
On the market in M15 today
Everything above is what homes in M15 sold for. This is what you could actually buy today: 11 homes currently on the market from 6 agents publishing to HomesIndex, at a typical asking price 24% below the M15 median sold price.
Set against 201 registered sales in the last twelve months, the 11 homes on the market here are roughly 3 weeks of supply at last year's pace, and more in reality, since only agents who publish to HomesIndex are counted. That is a thin shelf: buyers here are choosing from little, and a well priced home is unlikely to wait long.
Of everything listed here, 45% asks less than the sold record of comparable homes. The comparison behind each listing uses recent recorded sales of similar homes close by.
- Ellesmere Street, Manchester
- 99 Denmark Road, Manchester, M15, Manchester
- Sky Gardens, 7 Spinners Way, Manchester, Manchester
"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 M15 home for sale on the map →
Live asking prices from estate agents who publish a feed to HomesIndex, refreshed every Monday and Thursday: a sample of the market, not every home for sale. Asking prices are not sale prices.
The M15 sales calendar
May is when M15 changes hands most (14.5% of the 2,605 sales dated 2021 to 2025); November is the quiet end at 5.0%. That is a marked seasonal rhythm. A sale completes weeks after it is agreed, so the busy month reflects deals struck earlier in the year; a seller who wants competition should be on the market ahead of it.
Sales by month, 2021 to 2025
| Month | Sales | Share |
|---|---|---|
| January | 273 | 10.5% |
| February | 133 | 5.1% |
| March | 299 | 11.5% |
| April | 224 | 8.6% |
| May | 377 | 14.5% |
| June | 182 | 7.0% |
| July | 138 | 5.3% |
| August | 260 | 10.0% |
| September | 192 | 7.4% |
| October | 252 | 9.7% |
| November | 130 | 5.0% |
| December | 145 | 5.6% |
What another bedroom costs in M
What homes of each size actually sold for across the M area, 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%) |
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
M15 ranks 42 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.
Winners and losers across the M area, five years
The biggest risers and fallers in cash terms; every row links to that district's report.
Inside M15, 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.
How M15 compares nearby
Same city, different markets. The dearest districts of the M area, and M15 itself, which ranks 33 of 42 by median price:
| District | Median | 5-year |
|---|---|---|
| M33 | £410,000 | +27% |
| M21 | £407,500 | +21% |
| M20 | £365,000 | +19% |
| M41 | £345,700 | +20% |
| M16 | £300,000 | +30% |
| M25 | £297,500 | +14% |
| M7 | £297,000 | +35% |
| M32 | £290,000 | +21% |
| M28 | £285,000 | +12% |
| M19 | £277,500 | +23% |
| M45 | £275,000 | +24% |
| M23 | £265,000 | +33% |
| M2 | £257,800 | -34% |
| M22 | £246,500 | +28% |
| M14 | £245,000 | +29% |
| M27 | £245,000 | +23% |
| M29 | £240,000 | +20% |
| M35 | £239,000 | +29% |
| M6 | £235,000 | +18% |
| M30 | £233,500 | +18% |
| M40 | £228,000 | +37% |
| M44 | £228,000 | +27% |
| M43 | £225,000 | +29% |
| M15 (this report) | £210,000 | -36% |
Before you sell in M15: what the record supports
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in M15, open the average prices map and zoom from the M15 shading down to the sold homes on your own street. Every recorded M15 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 M15. Free after a one click sign in.
See every individual M15 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.
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.