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Wythenshawe market report M22 4, Manchester
The standing M22 4 (Wythenshawe) property market report, rebuilt from the full public record every month. Everything below comes from 6,494 sales recorded by HM Land Registry in M22 4 (Manchester) since 1995, real completion prices from real purchases, alongside the ONS's current rent figures. No valuations, no estimates, no asking prices.
Sales recorded to 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.
In short: 66 registered 2026 sales put the M22 4 (Manchester) median at £253,500, up 13% on five years earlier, with a mean of £247,500, and by floor area homes here have averaged about £3,220 per square metre over the last five years. Everything rests on 6,494 completed HM Land Registry sales since 1995, refreshed monthly; valuations and asking prices play no part.
M22 4 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 4 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.
The going rate for a home in M22 4
The M22 4 median stands at £253,500 for 2026, built from 66 registered sales; the mean, the figure usually quoted as the "average house price", is £247,500, almost on top of it, so sales bunch tightly around the typical price.
House prices per square metre in M22 4
The last five years of sales put M22 4 at roughly £3,220 per square metre. That figure, built from each sale's Energy Performance Certificate floor area, is the one that makes a small flat and a big house comparable.
For scale: the England and Wales median is £285,000, so M22 4 trades 11% below the country as a whole.
A typical M22 4 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 | £253,500 | £253,500 | 66 |
| 2025 | £270,000 | £276,457 | 171 |
| 2024 | £260,000 | £276,433 | 123 |
| 2023 | £256,200 | £281,501 | 104 |
| 2022 | £250,000 | £293,154 | 168 |
| 2021 | £225,000 | £284,879 | 189 |
| 2020 | £193,500 | £251,070 | 138 |
| 2019 | £185,000 | £242,491 | 163 |
| 2018 | £200,500 | £267,270 | 192 |
| 2017 | £170,000 | £231,863 | 223 |
| 2016 | £183,500 | £256,718 | 240 |
| 2015 | £165,000 | £233,145 | 204 |
| 2014 | £152,500 | £216,348 | 201 |
| 2013 | £145,000 | £208,641 | 155 |
| 2012 | £145,000 | £213,422 | 125 |
| 2011 | £130,000 | £196,250 | 119 |
| 2010 | £127,000 | £199,169 | 138 |
| 2009 | £113,000 | £181,648 | 155 |
| 2008 | £135,800 | £222,605 | 180 |
| 2007 | £151,000 | £256,138 | 332 |
| 2006 | £148,000 | £256,909 | 342 |
| 2005 | £148,000 | £263,380 | 288 |
| 2004 | £135,000 | £245,186 | 309 |
| 2003 | £116,000 | £213,700 | 295 |
| 2002 | £95,000 | £178,742 | 348 |
| 2001 | £80,000 | £153,796 | 332 |
| 2000 | £72,000 | £141,300 | 299 |
| 1999 | £60,500 | £120,573 | 220 |
| 1998 | £53,000 | £106,984 | 177 |
| 1997 | £55,200 | £113,204 | 154 |
| 1996 | £50,400 | £106,291 | 155 |
| 1995 | £56,000 | £121,735 | 189 |
In cash terms the typical M22 4 home went from £56,000 in 1995 to £253,500 in 2026, roughly 5 times the price. Inflation explains only part of it: in today's money the rise is still about 108%, a genuine increase in what a home here costs. Measured in today's money the market peaked in 2022; the current median sits about 14% below that. Someone who bought at the 2022 peak has not yet seen that price back in real terms.
Year-on-year change in the M22 4 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 (+22.1% on the year before); the weakest, 2009 (−16.8%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Annualised returns
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −6.1% | −8.3% |
| 5 years (since 2021) | +2.4% | −2.3% |
| 10 years (since 2016) | +3.3% | −0.1% |
| 20 years (since 2006) | +2.7% | −0.1% |
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
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 66 M22 4 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 318 sales a year before the financial crisis and 126 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.
The rental side of M22 4
The local authority for M22 4 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.
Set against the £253,500 median sold price, £1,352 a month is £16,224 a year, a gross yield of 6.4%: 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 kind of market M22 4 is
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.
Asked and answered: M22 4 (Wythenshawe)
How much did a house sell for in M22 4 (Wythenshawe)?
Are property prices falling in M22 4 (Wythenshawe)?
Is M22 4 (Wythenshawe) a good place to buy a house?
Where do M22 4 prices go next?
Nobody can tell you that, and this page will not pretend to. What the record shows: the median is up 13% over five years in cash but down 11% after inflation. If you are weighing a purchase, read the volume chart alongside the price one, and remember that every figure here is a completed sale, lagged by the weeks it takes the Land Registry to register it.
On the market in M22 today
Turning to what is actually available: 64 homes on the market right now, from 5 agents publishing to HomesIndex.
These cover the whole M22 district, not just M22 4: live asking prices are collected per district.
23% 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.
- Longley Lane, Northenden
- Newhey Road, MANCHESTER, Lancashire, M22
- Grosvenor Gardens, Manchester, Manchester
"Under comparable sales" means the asking price sits below what similar homes nearby actually fetched. Treat it as the start of a conversation, never a valuation, and always view the home.
See every M22 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
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%) | — |
Four years of recorded sales, split by built form and bedroom count. The register does not state bedrooms, so sizes come from each home's EPC record and a few homes will land one size out. Where too few homes exist to say anything meaningful, the cell is blank.
The risers and the fallers
The spread across the M area is the point: the same five years treated these districts very differently.
Winners and losers across the M area, five years
The biggest risers and fallers in cash terms; every row links to that district's report.
Other sectors in M22
Prices can differ sharply between two sectors a few minutes' walk apart. The rest of M22, each linking to its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| M22 0 | £263,000 | 14 |
| M22 1 | £227,500 | 19 |
| 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 4? Start from the sold record
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in M22 4, open the average prices map and zoom from the M22 4 shading down to the sold homes on your own street. Every recorded M22 4 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 4.
Take it further
Behind the answers sits the same Land Registry record as this page, with M22 4 already set as the subject. Free, one click sign in.
Two maps carry on from here: every M22 4 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.
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.