Local market reports › M area › M16
Firswood market report M16, Manchester
The M16 (Firswood) house price history in full, 1995 to 2026, in cash and in today's money. The raw material for this page is 13,630 HM Land Registry entries for M16 (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.
Sales data to July 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh.
In short: a typical M16 (Manchester) home changed hands for £314,500 in 2026 (median of 124 registered sales, up 37% on five years earlier), with the mean at £325,400, and by floor area homes here have averaged about £3,360 per square metre over the last five years. Source: 13,630 completed sales on the HM Land Registry record since 1995, updated with each monthly release. No valuations, no asking prices.
The postcode district M16 covering Firswood, Old Trafford, Whalley Range 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 M16 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 M16 homes really sell for
In the M16 property market, the 2026 median sale price is £314,500, from 124 registered sales; the mean, the "average house price" most sites quote, is £325,400, sitting practically level with it: prices here bunch tightly around the middle.
House prices per square metre in M16
Averaged across five years of sales, floor space in M16 costs about £3,360 per square metre. Each sale's Energy Performance Certificate supplies the floor area, and pricing by the metre is what lets flats and houses share one scale.
The national median for England and Wales is £285,000, which puts M16 10% above the country at large.
M16'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 | £314,500 | £314,500 | 124 |
| 2025 | £302,500 | £309,734 | 302 |
| 2024 | £250,000 | £265,801 | 353 |
| 2023 | £208,500 | £229,091 | 468 |
| 2022 | £243,000 | £284,945 | 332 |
| 2021 | £230,000 | £291,210 | 538 |
| 2020 | £200,000 | £259,504 | 385 |
| 2019 | £136,500 | £178,919 | 545 |
| 2018 | £180,000 | £239,943 | 484 |
| 2017 | £190,500 | £259,823 | 370 |
| 2016 | £162,000 | £226,640 | 444 |
| 2015 | £156,000 | £220,428 | 413 |
| 2014 | £144,200 | £204,573 | 426 |
| 2013 | £163,500 | £235,260 | 280 |
| 2012 | £164,500 | £242,123 | 253 |
| 2011 | £132,000 | £199,269 | 286 |
| 2010 | £100,000 | £156,826 | 420 |
| 2009 | £145,000 | £233,089 | 211 |
| 2008 | £150,000 | £245,882 | 230 |
| 2007 | £155,000 | £262,923 | 597 |
| 2006 | £152,000 | £263,853 | 627 |
| 2005 | £137,000 | £243,805 | 577 |
| 2004 | £130,000 | £236,105 | 884 |
| 2003 | £116,000 | £213,700 | 680 |
| 2002 | £84,800 | £159,550 | 555 |
| 2001 | £68,000 | £130,727 | 528 |
| 2000 | £55,000 | £107,938 | 562 |
| 1999 | £45,000 | £89,683 | 475 |
| 1998 | £45,500 | £91,845 | 370 |
| 1997 | £40,000 | £82,032 | 347 |
| 1996 | £40,000 | £84,358 | 281 |
| 1995 | £40,000 | £86,954 | 283 |
In cash terms the typical M16 home went from £40,000 in 1995 to £314,500 in 2026, roughly 8 times the price. Inflation explains only part of it: in today's money the rise is still about 262%, a genuine increase in what a home here costs.
Year-on-year change in the M16 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 (+46.5% on the year before); the weakest, 2010 (−31.0%). 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, 38% of the typed total. A detached home currently trades at £504,800 against £162,800 for a flat, 3.1 times the price.
Median by property type, M16
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 | £504,800 | 6 | 513 |
| Semi-detached | £412,500 | 36 | 4,064 |
| Terraced | £330,500 | 46 | 3,831 |
| Flats | £162,800 | 36 | 5,222 |
What M16 has returned, per year
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | +4.0% | +1.5% |
| 5 years (since 2021) | +6.5% | +1.6% |
| 10 years (since 2016) | +6.9% | +3.3% |
| 20 years (since 2006) | +3.7% | +0.9% |
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.
How many homes change hands in M16
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 last five years, month by month
Monthly registrations. The sawtooth is seasonal; the register runs weeks behind completions at the right-hand edge.
The register shows 270 M16 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 626 sales a year before the financial crisis and 316 a year over the last five. Price without volume misleads: a median built on few sales jumps around, and one street can tilt it. Keep in mind too that the latest year is still filling in, since sales reach the register weeks or months after completion.
How M16 trades
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. M16 sits 5 of 42 in its area's price order, well inside the expensive end.
What tenants pay around M16
For renting purposes M16 sits in Trafford. The ONS average private rent there is £1,362 a month (May 2026). Size sets most of the rent: one-beds average £938 a month here against £2,098 for four or more bedrooms.
Average monthly rent by size, Trafford
ONS Price Index of Private Rents, May 2026.
Set against the £314,500 median sold price, £1,362 a month is £16,344 a year, a gross yield of 5.2%: 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.
What people search before landing on M16 (Firswood)
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 M16 (Firswood) median was £200,000 in 2020 and £314,500 in 2026, up 57% in cash and up 21% 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.
Asked and answered: M16 (Firswood)
How much did a house sell for in M16 (Firswood)?
Are property prices falling in M16 (Firswood)?
Is M16 (Firswood) a good place to buy a house?
Will M16 prices rise from here?
Prediction is not this page's business. Its business is the record, which says: the median is up 37% over five years in cash and up 8% after inflation. Read the volume chart with the price chart before acting on either, remembering that registrations trail the deals themselves by weeks.
On the market in M16 today
Everything above is what homes in M16 sold for. The live side of the market holds 49 homes at the moment, listed by 5 agents publishing to HomesIndex, at a typical asking price 11% below the M16 median sold price.
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 →
Refreshed every Monday and Thursday from agents' own feeds to HomesIndex, so a sample of the market rather than all of it. An asking price remains an ask, not a sale.
Bedroom by bedroom: M prices by size
What homes of each size actually sold for across the M area, 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. Where too few homes exist to say anything meaningful, the cell is blank.
The risers and the fallers
M16 ranks 4 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 biggest risers and fallers in cash terms; every row links to that district's report.
Inside M16, sector by sector
Postcode sectors are the next slice down, each a group of streets with its own market report. Prices can differ sharply between two sectors a few minutes' walk apart.
| Sector | Median (latest) | Sales that year |
|---|---|---|
| M16 0 | £365,000 | 37 |
| M16 7 | £210,000 | 11 |
| M16 8 | £300,500 | 48 |
| M16 9 | £277,500 | 28 |
How M16 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 (this report) | £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% |
| M43 | £230,000 | +31% |
Before you sell in M16: what the record supports
Start from what homes here actually sold for, not an estimate. Before booking a house valuation or flat valuation in M16, use the average prices map for a rough value: zoom from M16's shading down to the sold homes on your own street. The figures above are every recorded M16 sale; agents price with this same Land Registry record, and now you have it too.
For local estate agents: each district report carries one featured-agent spot, free while founding places last. Claim M16.
Dig further
Behind the answers sits the same Land Registry record as this page, with M16 already set as the subject. Free, one click sign in.
The live map plots every individual M16 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.
How this page is made: the statistics are computed from HM Land Registry Price Paid Data (Crown copyright, OGL v3.0), geocoded to address level; inflation adjustment uses the ONS CPIH index; rents are the ONS Price Index of Private Rents at local-authority level. Medians of recorded sales, not valuations. Nothing on this page is financial advice.