Local market reports › M area › M22 › M22 1
Wythenshawe market report M22 1, Manchester
The standing M22 1 (Wythenshawe) property market report, rebuilt from the full public record every month. Every figure on this page comes from the public record: 2,451 sales registered with HM Land Registry in M22 1 (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.
Covers registered sales to 2026 and ONS rents for May 2026. Refreshed monthly as new sales reach the register.
In short: the typical home in M22 1 (Manchester) sold for £227,500 in 2026, the median of 19 registered sales, up 26% on five years earlier. The mean was £226,200, and by floor area homes here have averaged about £2,770 per square metre over the last five years. The figures cover 2,451 sales recorded by HM Land Registry since 1995 and refresh with each monthly release: completed sale prices, not valuations or asking prices.
M22 1 is a postcode sector: one group of streets inside M22 (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 M22 1 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.
M22 1 sold prices: where the market stands
Take the 19 registered 2026 sales in M22 1 and the middle price, the median, is £227,500. The mean lands at £226,200, nearly identical to it, meaning sales cluster closely around the typical figure.
M22 1 prices by floor area
Measured by floor area, the last five years of M22 1 sales average about £2,770 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, M22 1 runs 20% below it.
A typical M22 1 home, priced year by year (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 | £227,500 | £227,500 | 19 |
| 2025 | £230,000 | £235,500 | 62 |
| 2024 | £231,800 | £246,451 | 46 |
| 2023 | £220,000 | £241,726 | 45 |
| 2022 | £210,000 | £246,249 | 50 |
| 2021 | £180,000 | £227,903 | 56 |
| 2020 | £165,000 | £214,091 | 43 |
| 2019 | £155,000 | £203,168 | 63 |
| 2018 | £134,000 | £178,625 | 63 |
| 2017 | £131,000 | £178,671 | 58 |
| 2016 | £124,500 | £174,177 | 60 |
| 2015 | £115,000 | £162,495 | 70 |
| 2014 | £103,000 | £146,123 | 91 |
| 2013 | £94,500 | £135,976 | 52 |
| 2012 | £95,000 | £139,828 | 32 |
| 2011 | £81,000 | £122,279 | 37 |
| 2010 | £91,500 | £143,496 | 47 |
| 2009 | £85,200 | £136,960 | 30 |
| 2008 | £105,000 | £172,117 | 77 |
| 2007 | £120,000 | £203,553 | 155 |
| 2006 | £115,000 | £199,625 | 158 |
| 2005 | £105,000 | £186,858 | 99 |
| 2004 | £98,000 | £177,987 | 141 |
| 2003 | £72,000 | £132,641 | 147 |
| 2002 | £64,200 | £120,792 | 132 |
| 2001 | £57,500 | £110,541 | 172 |
| 2000 | £55,500 | £108,919 | 166 |
| 1999 | £47,200 | £94,067 | 114 |
| 1998 | £42,100 | £84,982 | 68 |
| 1997 | £42,600 | £87,364 | 56 |
| 1996 | £36,000 | £75,922 | 26 |
| 1995 | £31,700 | £68,911 | 16 |
In cash terms the typical M22 1 home went from £31,700 in 1995 to £227,500 in 2026, roughly 7 times the price. Adjusted for inflation it still comes to a real rise of roughly 230%, so homes here got dearer in substance, not only in cash. In inflation-adjusted terms the high-water mark was 2024. The market now sits about 8% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the M22 1 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 2004 (+36.1% on the year before); the weakest, 2009 (−18.9%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Growth per year, over one to twenty years
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −1.1% | −3.4% |
| 5 years (since 2021) | +4.8% | 0.0% |
| 10 years (since 2016) | +6.2% | +2.7% |
| 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.
Transaction volumes
The year-by-year sales count
Annual recorded sales. The post-2008 trough is the financial crisis; treat the final bar as provisional while registrations catch up.
M22 1 recorded 19 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 146 sales a year before the financial crisis and 44 a year over the last five. Watch the volume as closely as the price. Thin years make jumpy medians, where one street's sales can move the figure, and the newest year is always incomplete because registrations trail completions by weeks or months.
What tenants pay around M22 1
The local authority for M22 1 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.
Against the £227,500 median purchase price, a rent of £1,352 a month (£16,224 a year) works out at a 7.1% 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 M22 1 market
This is a thin market: 19 sales in the last twelve months of data. With that few transactions, one street selling well (or one block of cheap transfers) can move the median, so read the year lines as a range rather than a verdict.
Asked and answered: M22 1 (Wythenshawe)
Is M22 1 (Wythenshawe) a good place to buy a house?
How much did a house sell for in M22 1 (Wythenshawe)?
Are property prices falling in M22 1 (Wythenshawe)?
What happens to M22 1 prices now?
That question has no honest answer, only evidence. The evidence: the median is up 26% over five years in cash and flat after inflation. Weigh the volume chart alongside the price one before deciding anything, and bear in mind every figure is a completed sale that reached the register weeks after completion.
On the market in M22 today
The live side of the market holds 64 homes at the moment, listed by 5 agents publishing to HomesIndex.
These cover the whole M22 district, not just M22 1: live asking prices are collected per district.
Of everything listed here, 23% asks less than the sold record of comparable homes. The comparison behind each listing uses recent recorded sales of similar homes close by.
- Longley Lane, Northenden
- Newhey Road, MANCHESTER, Lancashire, M22
- Grosvenor Gardens, Manchester, Manchester
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 M22 home for sale on the map →
These asking prices come live from estate agents publishing feeds to HomesIndex, refreshed each Monday and Thursday. They are a sample of the market rather than its entirety, and an asking price is not a sale price.
Bedroom by bedroom: M prices by size
Real sold prices by size across the M area, straight from the Land Registry record. How much a size step costs is a local fact: the third-bedroom premium runs from about a quarter to nearly four fifths depending on the area, and national rules of thumb miss it.
| 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 districts that gained and lost most in cash terms, each row linking through to its own report.
Other sectors in M22
A few minutes' walk can separate two very different markets. Here are M22's other sectors, each with its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| M22 0 | £263,000 | 14 |
| M22 4 | £253,500 | 66 |
| M22 5 | £252,000 | 29 |
| M22 8 | £225,000 | 9 |
| M22 9 | £195,000 | 15 |
Zoom out to the full M22 district report for the type split, monthly volumes and how M22 compares with its neighbours.
Selling in M22 1? Start from the sold record
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in M22 1, open the average prices map and zoom from the M22 1 shading down to the sold homes on your own street. Every recorded M22 1 sale is on this page; the same Land Registry record is what agents price from, and it is now in your hands.
Local estate agents: one agent per district gets the featured spot on this report, free for founding agents. Claim M22 1.
Keep digging
Behind the answers sits the same Land Registry record as this page, with M22 1 already set as the subject. Free, one click sign in.
See every individual M22 1 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.
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.