Local market reports › M area › M21 › M21 8
Chorlton-cum-Hardy market report M21 8, Manchester
The M21 8 (Chorlton-cum-Hardy) 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: 3,260 sales registered with HM Land Registry in M21 8 (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 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.
In short: the middle 2026 sale in M21 8 (Manchester) came in at £417,500, out of 34 registered, up 4% on five years earlier, and the mean stands at £427,500, and by floor area homes here have averaged about £4,660 per square metre over the last five years. The record behind it is 3,260 completed sales lodged with HM Land Registry since 1995, monthly refreshed, with no valuations or asking prices anywhere in the figures.
M21 8 is a postcode sector: one group of streets inside M21 (Manchester). This is as local as the public record gets, but sector medians move on fewer sales than a district's, so expect the lines to be lumpier.
Where M21 8 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.
Today's M21 8 prices, from the sold record
The 2026 median for M21 8 is £417,500, taken from 34 registered sales. The mean, which is what most sites call the "average house price", is £427,500, nearly identical to it, meaning sales cluster closely around the typical figure.
House prices per square metre in M21 8
Measured by floor area, the last five years of M21 8 sales average about £4,660 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.
Against a national (England and Wales) median of £285,000, M21 8 runs 46% above it.
A typical M21 8 home, priced year by year (1995 to 2026)
The median as recorded at the time, and each year restated in today's money (ONS CPIH), the sharper test of whether homes really got dearer. Hover for the year-by-year figures; click a legend entry to isolate a series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £417,500 | £417,500 | 34 |
| 2025 | £522,500 | £534,995 | 85 |
| 2024 | £418,200 | £444,633 | 63 |
| 2023 | £450,000 | £494,440 | 67 |
| 2022 | £492,000 | £576,926 | 77 |
| 2021 | £400,000 | £506,452 | 94 |
| 2020 | £372,500 | £483,326 | 60 |
| 2019 | £348,900 | £457,324 | 70 |
| 2018 | £375,200 | £500,149 | 98 |
| 2017 | £337,500 | £460,316 | 88 |
| 2016 | £314,000 | £439,289 | 109 |
| 2015 | £312,500 | £441,563 | 104 |
| 2014 | £285,000 | £404,322 | 91 |
| 2013 | £270,000 | £388,503 | 107 |
| 2012 | £241,200 | £355,016 | 70 |
| 2011 | £233,600 | £352,646 | 85 |
| 2010 | £245,000 | £384,223 | 97 |
| 2009 | £225,000 | £361,689 | 88 |
| 2008 | £237,000 | £388,493 | 63 |
| 2007 | £231,500 | £392,688 | 124 |
| 2006 | £209,000 | £362,797 | 137 |
| 2005 | £198,500 | £353,250 | 128 |
| 2004 | £170,000 | £308,753 | 121 |
| 2003 | £168,000 | £309,497 | 121 |
| 2002 | £124,900 | £234,998 | 182 |
| 2001 | £103,000 | £198,012 | 130 |
| 2000 | £104,200 | £204,493 | 124 |
| 1999 | £75,000 | £149,471 | 148 |
| 1998 | £76,000 | £153,411 | 144 |
| 1997 | £60,000 | £123,048 | 105 |
| 1996 | £52,900 | £111,564 | 149 |
| 1995 | £60,000 | £130,431 | 97 |
In cash terms the typical M21 8 home went from £60,000 in 1995 to £417,500 in 2026, roughly 7 times the price. Even after inflation that is a real rise of about 220%: homes here genuinely became dearer, not merely more expensive on paper. In inflation-adjusted terms the high-water mark was 2022. The market now sits about 28% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the M21 8 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 2000 (+38.9% on the year before); the weakest, 2026 (−20.1%). 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) | −20.1% | −22.0% |
| 5 years (since 2021) | +0.9% | −3.8% |
| 10 years (since 2016) | +2.9% | −0.5% |
| 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.
The turnover behind the prices
Sales per year, counted
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.
M21 8 recorded 34 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 133 sales a year before the financial crisis and 65 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 M21 8 trades
Only 34 sales completed here in the last twelve months of data, which makes M21 8 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 tenants pay around M21 8
The local authority for M21 8 is Manchester, and its ONS average private rent currently stands 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.
£1,352 a month is £16,224 a year, which against the £417,500 median sold price makes a gross yield of 3.9%. 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.
Common questions on M21 8 (Chorlton-cum-Hardy)
Are property prices falling in M21 8 (Chorlton-cum-Hardy)?
Is M21 8 (Chorlton-cum-Hardy) a good place to buy a house?
How much did a house sell for in M21 8 (Chorlton-cum-Hardy)?
What happens to M21 8 prices now?
Prediction is not this page's business. Its business is the record, which says: the median is up 4% over five years in cash but down 18% 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 M21 today
This is what you could actually buy today: 57 homes currently on the market from 4 agents publishing to HomesIndex.
These cover the whole M21 district, not just M21 8: live asking prices are collected per district.
29% of current listings sit under the prices comparable homes actually fetched. The comparison behind each listing uses recent recorded sales of similar homes close by.
"Under comparable sales" compares each asking price with what similar homes nearby actually sold for. It is a starting point for a conversation, not a valuation. Always look at the home itself.
See every M21 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. 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
The spread across the M area is the point: the same five years treated these districts very differently.
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.
Other sectors in M21
A few minutes' walk can separate two very different markets. Here are M21's other sectors, each with its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| M21 0 | £442,500 | 34 |
| M21 7 | £336,500 | 38 |
| M21 9 | £452,500 | 70 |
Zoom out to the full M21 district report for the type split, monthly volumes and how M21 compares with its neighbours.
Selling a home in M21 8? Price it on the evidence
Start from what homes here actually sold for, not an estimate. Before booking a house valuation or flat valuation in M21 8, use the average prices map for a rough value: zoom from M21 8's shading down to the sold homes on your own street. The figures above are every recorded M21 8 sale; agents price with this same Land Registry record, and now you have it too.
Estate agents working M21 8: the featured spot on this report is free for founding agents, one per district. Claim M21 8.
Keep digging
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about M21 8. Free, with a one click sign in.
Two maps carry on from here: every M21 8 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.