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Wythenshawe market report M22 5, Manchester
The M22 5 (Wythenshawe) house price history in full, 1995 to 2026, in cash and in today's money. Everything below comes from 2,678 sales recorded by HM Land Registry in M22 5 (Manchester) since 1995, real completion prices from real purchases, alongside the ONS's current rent figures. No valuations, no estimates, no asking prices.
Covers registered sales to 2026 and ONS rents for May 2026. Refreshed monthly as new sales reach the register.
In short: a typical M22 5 (Manchester) home changed hands for £252,000 in 2026 (median of 29 registered sales, up 30% on five years earlier), with the mean at £260,900, and by floor area homes here have averaged about £3,130 per square metre over the last five years. Source: 2,678 completed sales on the HM Land Registry record since 1995, updated with each monthly release. No valuations, no asking prices.
A postcode sector like M22 5 is a single group of streets within M22 (Manchester), the finest slice the public record supports. Fewer sales stand behind each figure than at district level, so the lines jump about more.
Where M22 5 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 5
29 sales were registered in M22 5 in 2026, and the middle one of them, the median, went for £252,000. The mean works out at £260,900, practically level with it: prices here bunch tightly around the middle.
M22 5 prices by floor area
Measured by floor area, the last five years of M22 5 sales average about £3,130 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 5 runs 12% below it.
A typical M22 5 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 | £252,000 | £252,000 | 29 |
| 2025 | £256,000 | £262,122 | 61 |
| 2024 | £240,000 | £255,169 | 70 |
| 2023 | £225,000 | £247,220 | 61 |
| 2022 | £220,000 | £257,975 | 77 |
| 2021 | £193,500 | £244,996 | 76 |
| 2020 | £210,000 | £272,479 | 59 |
| 2019 | £175,000 | £229,383 | 59 |
| 2018 | £163,500 | £217,949 | 71 |
| 2017 | £159,500 | £217,542 | 70 |
| 2016 | £144,000 | £201,457 | 78 |
| 2015 | £134,000 | £189,342 | 80 |
| 2014 | £122,000 | £173,078 | 100 |
| 2013 | £117,900 | £169,646 | 102 |
| 2012 | £121,100 | £178,244 | 75 |
| 2011 | £115,000 | £173,606 | 84 |
| 2010 | £116,000 | £181,918 | 65 |
| 2009 | £136,000 | £218,621 | 37 |
| 2008 | £123,000 | £201,623 | 47 |
| 2007 | £128,500 | £217,972 | 116 |
| 2006 | £129,000 | £223,928 | 96 |
| 2005 | £115,000 | £204,654 | 77 |
| 2004 | £108,000 | £196,149 | 107 |
| 2003 | £94,700 | £174,460 | 124 |
| 2002 | £76,800 | £144,499 | 111 |
| 2001 | £69,500 | £133,610 | 97 |
| 2000 | £55,000 | £107,938 | 121 |
| 1999 | £56,500 | £112,602 | 118 |
| 1998 | £57,000 | £115,059 | 124 |
| 1997 | £57,000 | £116,896 | 96 |
| 1996 | £50,900 | £107,346 | 88 |
| 1995 | £48,800 | £106,084 | 102 |
In cash terms the typical M22 5 home went from £48,800 in 1995 to £252,000 in 2026, roughly 5 times the price. Adjusted for inflation it still comes to a real rise of roughly 138%, so homes here got dearer in substance, not only in cash. Measured in today's money the market peaked in 2020; the current median sits about 8% below that. Someone who bought at the 2020 peak has not yet seen that price back in real terms.
Year-on-year change in the M22 5 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 2001 (+26.4% on the year before); the weakest, 2010 (−14.7%). 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) | −1.6% | −3.9% |
| 5 years (since 2021) | +5.4% | +0.6% |
| 10 years (since 2016) | +5.8% | +2.3% |
| 20 years (since 2006) | +3.4% | +0.6% |
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.
The turnover behind the prices
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.
M22 5 recorded 29 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 106 sales a year before the financial crisis and 60 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.
How M22 5 trades
Only 29 sales completed here in the last twelve months of data, which makes M22 5 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 homes rent for around M22 5
For renting purposes M22 5 sits in Manchester. The ONS average private rent there is £1,352 a month (May 2026). The spread runs from £989 a month for a typical one-bed to £1,989 at four-plus bedrooms, which is size doing most of the pricing.
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 £252,000 median sold price makes a gross yield of 6.4%. 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.
What people ask about M22 5 (Wythenshawe)
Is M22 5 (Wythenshawe) a good place to buy a house?
How much did a house sell for in M22 5 (Wythenshawe)?
Are property prices falling in M22 5 (Wythenshawe)?
Will M22 5 prices rise from here?
Nobody can tell you that, and this page will not pretend to. What the record shows: the median is up 30% over five years in cash and up 3% 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.
M22's current homes for sale
This is what you could actually buy today: 64 homes currently on the market from 5 agents publishing to HomesIndex.
These cover the whole M22 district, not just M22 5: live asking prices are collected per district.
23% of what is on the market here is asking below what comparable homes actually sold for. Each listing is compared with recent recorded sales of similar homes nearby.
- 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 →
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.
What another bedroom costs in M
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 | — | £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.
M area districts: five years of change
Cash-terms risers and fallers across the area; click any row for that district's full 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 4 | £253,500 | 66 |
| 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 5? Start from the sold record
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in M22 5, open the average prices map and zoom from the M22 5 shading down to the sold homes on your own street. Every recorded M22 5 sale is on this page; the same Land Registry record is what agents price from, and it is now in your hands.
Estate agents working M22 5: the featured spot on this report is free for founding agents, one per district. Claim M22 5.
Go deeper
The AI answers from the same Land Registry data this report is built on, already scoped to M22 5. Free after a one click sign in.
The live map plots every individual M22 5 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.