Local market reports › M area › M16 › M16 9
Firswood market report M16 9, Manchester
The standing M16 9 (Firswood) property market report, rebuilt from the full public record every month. Underneath every chart here sit 3,367 registered sales in M16 9 (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.
Covers registered sales to 2026 and ONS rents for May 2026. Refreshed monthly as new sales reach the register.
In short: 28 registered 2026 sales put the M16 9 (Manchester) median at £277,500, up 1% on five years earlier, with a mean of £315,400, and by floor area homes here have averaged about £3,160 per square metre over the last five years. Everything rests on 3,367 completed HM Land Registry sales since 1995, refreshed monthly; valuations and asking prices play no part.
M16 9 is one sector of M16 (Manchester): a handful of streets, and the most local view the sold record can give. The price of that locality is lumpier charts, because each year's median rests on fewer sales.
Where M16 9 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 M16 9 sells for
The M16 9 median stands at £277,500 for 2026, built from 28 registered sales; the mean, the figure usually quoted as the "average house price", is £315,400, a little above it, the familiar pattern where pricier homes stretch the average.
House prices per square metre in M16 9
By floor space, homes in M16 9 have sold for about £3,160 per square metre on average over the last five years: the like-for-like measure that lets you compare a small flat with a large house, from the Energy Performance Certificate floor areas behind each sale.
Set against the £285,000 England and Wales median, M16 9 sits 3% below the national market.
The price of a typical M16 9 home, 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 | £277,500 | £277,500 | 28 |
| 2025 | £325,000 | £332,772 | 69 |
| 2024 | £274,000 | £291,318 | 62 |
| 2023 | £242,200 | £266,119 | 60 |
| 2022 | £268,000 | £314,261 | 76 |
| 2021 | £275,200 | £348,439 | 94 |
| 2020 | £209,500 | £271,831 | 76 |
| 2019 | £113,800 | £149,165 | 324 |
| 2018 | £157,600 | £210,084 | 155 |
| 2017 | £200,000 | £272,780 | 82 |
| 2016 | £171,500 | £239,930 | 104 |
| 2015 | £148,400 | £209,689 | 108 |
| 2014 | £115,000 | £163,148 | 142 |
| 2013 | £142,000 | £204,324 | 79 |
| 2012 | £139,500 | £205,327 | 70 |
| 2011 | £118,000 | £178,135 | 104 |
| 2010 | £72,300 | £113,385 | 201 |
| 2009 | £127,500 | £204,957 | 48 |
| 2008 | £139,000 | £227,850 | 60 |
| 2007 | £151,000 | £256,138 | 123 |
| 2006 | £138,500 | £240,418 | 132 |
| 2005 | £131,800 | £234,551 | 115 |
| 2004 | £128,000 | £232,473 | 151 |
| 2003 | £95,000 | £175,013 | 103 |
| 2002 | £80,600 | £151,648 | 112 |
| 2001 | £60,000 | £115,347 | 117 |
| 2000 | £44,000 | £86,350 | 131 |
| 1999 | £40,000 | £79,718 | 133 |
| 1998 | £42,200 | £85,184 | 95 |
| 1997 | £35,600 | £73,008 | 76 |
| 1996 | £36,900 | £77,820 | 72 |
| 1995 | £35,000 | £76,085 | 65 |
In cash terms the typical M16 9 home went from £35,000 in 1995 to £277,500 in 2026, roughly 8 times the price. Adjusted for inflation it still comes to a real rise of roughly 265%, so homes here got dearer in substance, not only in cash. Measured in today's money the market peaked in 2021; the current median sits about 20% 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 M16 9 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 (+84.1% on the year before); the weakest, 2010 (−43.3%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
What M16 9 has returned, per year
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −14.6% | −16.6% |
| 5 years (since 2021) | +0.2% | −4.5% |
| 10 years (since 2016) | +4.9% | +1.5% |
| 20 years (since 2006) | +3.5% | +0.7% |
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 M16 9
How many homes change hands
Recorded sales per year. The dip after 2008 is the financial crisis; the last bar is still filling in as recent sales get registered.
The register shows 28 M16 9 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 123 sales a year before the financial crisis and 59 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 M16 9
For renting purposes M16 9 sits in Trafford. The ONS average private rent there is £1,362 a month (May 2026). The spread runs from £938 a month for a typical one-bed to £2,098 at four-plus bedrooms, which is size doing most of the pricing.
Average monthly rent by size, Trafford
ONS Price Index of Private Rents, May 2026.
Against the £277,500 median purchase price, a rent of £1,362 a month (£16,344 a year) works out at a 5.9% 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.
The shape of the M16 9 market
Only 28 sales completed here in the last twelve months of data, which makes M16 9 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. Against the M16 district median, M16 9 sits 12% lower, marking it as a cheaper pocket of the district.
M16 9 (Firswood): the questions that come up
How much did a house sell for in M16 9 (Firswood)?
Are property prices falling in M16 9 (Firswood)?
Is M16 9 (Firswood) a good place to buy a house?
Will M16 9 prices rise from here?
No honest page predicts prices, so this one sticks to the record: the median is roughly flat over five years in cash but down 20% after inflation. Anyone weighing a purchase should read the volume chart with the price chart, remembering that these are completed sales, registered weeks after the deals were actually struck.
What is for sale in M16 right now
The live side of the market holds 49 homes at the moment, listed by 5 agents publishing to HomesIndex.
These cover the whole M16 district, not just M16 9: live asking prices are collected per district.
Of everything listed here, 33% asks less than the sold record of comparable homes. Each listing is compared with recent recorded sales of similar homes nearby.
- Chester Road, Old Trafford, Mancheste...
- Talbot Road, Old Trafford, Manchester
- Madison Apartments, 41 Seymour Grove,...
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 M16 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 price of an extra bedroom 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. Sizes with too few homes to be meaningful are left blank.
The risers and the fallers
The spread across the M area is the point: the same five years treated these districts very differently.
M area districts: five years of change
The biggest risers and fallers in cash terms; every row links to that district's report.
Other sectors in M16
A few minutes' walk can separate two very different markets. Here are M16's other sectors, each with its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| M16 0 | £365,000 | 37 |
| M16 7 | £210,000 | 11 |
| M16 8 | £300,500 | 48 |
Zoom out to the full M16 district report for the type split, monthly volumes and how M16 compares with its neighbours.
Thinking of selling in M16 9? Get a rough value first
Ground the asking price in real sold prices first. The average prices map gives a rough value in a minute: start at M16 9'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 M16 9: the featured spot on this report is free for founding agents, one per district. Claim M16 9.
Keep digging
Behind the answers sits the same Land Registry record as this page, with M16 9 already set as the subject. Free, one click sign in.
Two maps carry on from here: every M16 9 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.