Local market reports › M area › M21
Chorlton-cum-Hardy market report M21, Manchester
The M21 (Chorlton-cum-Hardy) house price history in full, 1995 to 2026, in cash and in today's money. The raw material for this page is 15,016 HM Land Registry entries for M21 (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 August 2026 and ONS rents for May 2026. Refreshed monthly as new sales reach the register. Page updated 19 October 2026.
In short: a typical M21 (Manchester) home changed hands for £407,500 in 2026 (median of 208 registered sales, up 21% on five years earlier), with the mean at £425,400, and by floor area homes here have averaged about £4,350 per square metre over the last five years. Source: 15,016 completed sales on the HM Land Registry record since 1995, updated with each monthly release. No valuations, no asking prices.
M21 is a postcode district covering Chorlton-cum-Hardy, Barlow Moor 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 M21 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 M21
In the M21 property market, the 2026 median sale price is £407,500, from 208 registered sales; the mean, the "average house price" most sites quote, is £425,400, sitting practically level with it: prices here bunch tightly around the middle.
What a square metre costs in M21
A square metre of M21 home has cost about £4,350 on average across the last five years of sales, using the floor area on each home's Energy Performance Certificate: the measure that puts a studio and a five-bed on the same footing.
England and Wales as a whole trade at a £285,000 median, leaving M21 43% above the national figure.
A typical M21 home, priced year by year (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 | £407,500 | £407,500 | 208 |
| 2025 | £421,000 | £431,067 | 373 |
| 2024 | £385,000 | £409,334 | 334 |
| 2023 | £386,000 | £424,120 | 318 |
| 2022 | £364,500 | £427,418 | 386 |
| 2021 | £335,600 | £424,913 | 462 |
| 2020 | £310,000 | £402,231 | 347 |
| 2019 | £295,000 | £386,674 | 397 |
| 2018 | £315,000 | £419,901 | 368 |
| 2017 | £275,000 | £375,072 | 412 |
| 2016 | £262,500 | £367,240 | 437 |
| 2015 | £240,000 | £339,120 | 541 |
| 2014 | £220,200 | £312,392 | 449 |
| 2013 | £222,500 | £320,155 | 475 |
| 2012 | £217,000 | £319,397 | 357 |
| 2011 | £212,200 | £320,340 | 354 |
| 2010 | £218,000 | £341,880 | 359 |
| 2009 | £195,000 | £313,464 | 348 |
| 2008 | £206,500 | £338,497 | 284 |
| 2007 | £205,000 | £347,737 | 664 |
| 2006 | £180,800 | £313,846 | 703 |
| 2005 | £177,000 | £314,989 | 586 |
| 2004 | £165,000 | £299,672 | 584 |
| 2003 | £148,000 | £272,652 | 657 |
| 2002 | £118,000 | £222,016 | 913 |
| 2001 | £96,000 | £184,555 | 611 |
| 2000 | £88,000 | £172,700 | 521 |
| 1999 | £72,000 | £143,492 | 599 |
| 1998 | £65,700 | £132,620 | 518 |
| 1997 | £58,000 | £118,946 | 544 |
| 1996 | £52,500 | £110,720 | 519 |
| 1995 | £53,000 | £115,214 | 388 |
In cash terms the typical M21 home went from £53,000 in 1995 to £407,500 in 2026, roughly 8 times the price. Even after inflation that is a real rise of about 254%: homes here genuinely became dearer, not merely more expensive on paper. The real-terms peak came in 2025, and today's median remains roughly 5% under it: a 2025 buyer is still waiting to get that price back in today's money.
Year-on-year change in the M21 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 2003 (+25.4% on the year before); the weakest, 2019 (−6.3%). 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 semi-detached homes dominate the record here, 42% of the typed total. A detached home currently trades at £700,000 against £220,000 for a flat, 3.2 times the price.
Median by property type, M21
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 | £700,000 | 7 | 551 |
| Semi-detached | £492,500 | 80 | 6,380 |
| Terraced | £450,000 | 64 | 5,082 |
| Flats | £220,000 | 57 | 3,003 |
Annualised returns
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 year (since 2025) | −3.2% | −5.5% |
| 5 years (since 2021) | +4.0% | −0.8% |
| 6 years (since 2020) | +4.7% | +0.2% |
| 10 years (since 2016) | +4.5% | +1.0% |
| 20 years (since 2006) | +4.1% | +1.3% |
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 M21
Sales per year, counted
Annual recorded sales. The post-2008 trough is the financial crisis; treat the final bar as provisional while registrations catch up.
The last five years, month by month
Sales as they reached the register each month. Expect the seasonal sawtooth, and discount the newest months while late entries land.
M21 recorded 353 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 655 sales a year before the financial crisis and 324 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.
What tenants pay around M21
M21 falls under Manchester, where the ONS puts the average private rent at £1,352 a month (May 2026 figures). 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.
Against the £407,500 median purchase price, a rent of £1,352 a month (£16,224 a year) works out at a 4.0% 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.
Reading the M21 market
M21 sits 2 of 42 in its area's price order, well inside the expensive end.
Asked and answered: M21 (Chorlton-cum-Hardy)
Is M21 (Chorlton-cum-Hardy) a good place to buy a house?
How much did a house sell for in M21 (Chorlton-cum-Hardy)?
Are property prices falling in M21 (Chorlton-cum-Hardy)?
What happens to M21 prices now?
No honest page predicts prices, so this one sticks to the record: the median is up 21% over five years in cash but down 4% 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.
M21's current homes for sale
Everything above is what homes in M21 sold for. This is what you could actually buy today: 4 homes currently on the market from 2 agents publishing to HomesIndex, at a typical asking price 30% below the M21 median sold price.
0% of what is on the market here is asking below what comparable homes actually sold for. Every listing is measured against recent recorded sales of similar nearby homes.
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 M21 sales calendar
Across the 1,873 sales completed in M21 from 2021 to 2025, March was the busiest month for completions (10.9% of the total) and April the quietest (6.2%). 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 | 141 | 7.5% |
| February | 133 | 7.1% |
| March | 204 | 10.9% |
| April | 116 | 6.2% |
| May | 125 | 6.7% |
| June | 188 | 10.0% |
| July | 143 | 7.6% |
| August | 141 | 7.5% |
| September | 192 | 10.3% |
| October | 181 | 9.7% |
| November | 173 | 9.2% |
| December | 136 | 7.3% |
Moving up a bedroom in M: the cost
Real sold prices by size across the M area, straight 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 | £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%) |
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
M21 ranks 21 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 districts that gained and lost most in cash terms, each row linking through to its own report.
Inside M21, 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.
How M21 compares nearby
Same city, different markets. The neighbouring districts of the M area, dearest first:
| District | Median | 5-year |
|---|---|---|
| M33 | £410,000 | +27% |
| M21 (this report) | £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% |
| M34 | £222,500 | +17% |
Selling in M21? Start from the sold record
Start from what homes here actually sold for, not an estimate. Before booking a house valuation or flat valuation in M21, use the average prices map for a rough value: zoom from M21's shading down to the sold homes on your own street. The figures above are every recorded M21 sale; agents price with this same Land Registry record, and now you have it too.
Keep digging
Behind the answers sits the same Land Registry record as this page, with M21 already set as the subject. Free, one click sign in.
The live map plots every individual M21 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.
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.