Every figure on this page comes from the public record: 16,057 sales registered with HM Land Registry in M22 (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 data to May 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh.
M22 is the postcode district covering Wythenshawe, Northenden, Sharston Industrial Area in Manchester. Districts are a practical way to slice a market: small enough to mean something locally, big enough to have a steady flow of sales to measure.
Where M22 sits
Click the map to open M22 on the live map, with every sale plotted at its address. The average pricing view shades the whole country the same way.
£237,500median sold price, 2026
+28%five-year change (cash)
358sales in the last 12 months
6.8%gross rental yield (est.)
What a home in M22 sells for
The 2026 median in M22 is £237,500, from 117 registered sales; the mean, £231,700, sits almost on top of it, so sales bunch tightly around the typical price.
For scale: the England and Wales median is £274,000, so M22 trades 13% below the country as a whole.
The price of a typical M22 home, 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.
Price at the timeIn today's money (CPIH)
See this chart as a table
Year
Median (cash)
Median (today's £)
Sales
2026
£237,500
£237,500
117
2025
£240,000
£240,000
451
2024
£230,000
£238,826
431
2023
£215,000
£230,715
354
2022
£210,000
£240,498
481
2021
£185,000
£228,763
536
2020
£174,800
£221,510
393
2019
£160,000
£204,824
490
2018
£153,200
£199,449
510
2017
£150,000
£199,807
568
2016
£136,500
£186,505
584
2015
£127,200
£175,536
520
2014
£117,000
£162,108
543
2013
£116,500
£163,717
399
2012
£119,000
£171,063
310
2011
£110,000
£162,179
308
2010
£115,900
£177,516
312
2009
£110,000
£172,696
274
2008
£120,000
£192,111
405
2007
£134,500
£222,821
869
2006
£130,000
£220,393
835
2005
£126,500
£219,861
738
2004
£111,000
£196,889
850
2003
£87,000
£156,532
741
2002
£78,000
£143,329
709
2001
£70,000
£131,429
690
2000
£60,000
£115,000
666
1999
£57,000
£110,945
512
1998
£50,000
£98,571
428
1997
£50,300
£100,746
372
1996
£46,500
£95,776
315
1995
£50,000
£106,154
346
In cash terms the typical M22 home went from £50,000 in 1995 to £237,500 in 2026, roughly 5 times the price. Even after inflation that is a real rise of about 124%: homes here genuinely became dearer, not just more expensive on paper.
Year-on-year change in the M22 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 (+27.6% on the year before); the weakest, 2008 (−10.8%). 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)
−1.0%
−1.0%
5 years (since 2021)
+5.1%
+0.8%
10 years (since 2016)
+5.7%
+2.4%
20 years (since 2006)
+3.1%
+0.4%
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.
Transaction volumes
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.
The last five years, month by month
Monthly registrations. The sawtooth is seasonal; the register runs weeks behind completions at the right-hand edge.
M22 recorded 358 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 762 sales a year before the financial crisis and 367 a year over the last five. Volume matters as much as price: when few homes change hands, the median gets jumpy and a single street can move the figure. The most recent year is always still filling in, because sales appear in the Land Registry weeks or months after completion.
What homes rent for around M22
M22 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.
Set against the £237,500 median sold price, £1,352 a month is £16,224 a year, a gross yield of 6.8%: 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.
Will M22 prices rise from here?
Nobody can tell you that, and this page will not pretend to. What the record shows: the median is up 28% over five years in cash and up 4% 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.
Ladders and snakes: five-year risers and fallers
M22 ranks 10 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 biggest risers and fallers in cash terms; every row links to that district's report.
Inside M22, street group by street group
Postcode sectors are the next slice down, each a group of streets. Prices can differ sharply between two sectors a few minutes' walk apart.
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.