Local market reports › M area › M22
Wythenshawe market report M22, Manchester
The M22 (Wythenshawe) house price history in full, 1995 to 2026, in cash and in today's money. Every figure on this page comes from the public record: 15,080 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 recorded to August 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release. Page updated 19 October 2026.
In short: the middle 2026 sale in M22 (Manchester) came in at £246,500, out of 177 registered, up 28% on five years earlier, and the mean stands at £249,300, and by floor area homes here have averaged about £3,030 per square metre over the last five years. The record behind it is 15,080 completed sales lodged with HM Land Registry since 1995, monthly refreshed, with no valuations or asking prices anywhere in the figures.
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
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 M22 homes really sell for
177 sales were registered in M22 in 2026, and the middle one of them, the median, went for £246,500. The mean works out at £249,300, nearly identical to it, meaning sales cluster closely around the typical figure.
M22 prices by floor area
A square metre of M22 home has cost about £3,030 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.
For scale: the England and Wales median is £285,000, so M22 trades 14% below the country as a whole.
M22's median sold price, 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 | £246,500 | £246,500 | 177 |
| 2025 | £246,000 | £251,883 | 389 |
| 2024 | £235,500 | £250,385 | 334 |
| 2023 | £220,000 | £241,726 | 284 |
| 2022 | £215,000 | £252,112 | 398 |
| 2021 | £192,000 | £243,097 | 416 |
| 2020 | £178,000 | £230,959 | 315 |
| 2019 | £165,000 | £216,276 | 384 |
| 2018 | £157,500 | £209,950 | 417 |
| 2017 | £150,000 | £204,585 | 452 |
| 2016 | £140,000 | £195,861 | 496 |
| 2015 | £130,000 | £183,690 | 459 |
| 2014 | £117,500 | £166,694 | 500 |
| 2013 | £120,000 | £172,668 | 379 |
| 2012 | £119,000 | £175,153 | 310 |
| 2011 | £110,000 | £166,058 | 308 |
| 2010 | £115,900 | £181,761 | 312 |
| 2009 | £110,000 | £176,826 | 274 |
| 2008 | £120,000 | £196,705 | 405 |
| 2007 | £134,500 | £228,149 | 869 |
| 2006 | £130,000 | £225,663 | 835 |
| 2005 | £126,500 | £225,119 | 738 |
| 2004 | £111,000 | £201,598 | 850 |
| 2003 | £87,000 | £160,275 | 741 |
| 2002 | £78,000 | £146,756 | 709 |
| 2001 | £70,000 | £134,571 | 690 |
| 2000 | £60,000 | £117,750 | 666 |
| 1999 | £57,000 | £113,598 | 512 |
| 1998 | £50,000 | £100,929 | 428 |
| 1997 | £50,300 | £103,155 | 372 |
| 1996 | £46,500 | £98,066 | 315 |
| 1995 | £50,000 | £108,692 | 346 |
In cash terms the typical M22 home went from £50,000 in 1995 to £246,500 in 2026, roughly 5 times the price. Even after inflation that is a real rise of about 127%: homes here genuinely became dearer, not merely 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.
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 £358,000 against £148,500 for a flat, 2.4 times the price.
Median by property type, M22
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 | £358,000 | 7 | 1,221 |
| Semi-detached | £273,000 | 76 | 6,300 |
| Terraced | £250,000 | 56 | 5,000 |
| Flats | £148,500 | 38 | 2,559 |
The long view: annualised growth
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 year (since 2025) | +0.2% | −2.1% |
| 5 years (since 2021) | +5.1% | +0.3% |
| 6 years (since 2020) | +5.6% | +1.1% |
| 10 years (since 2016) | +5.8% | +2.3% |
| 20 years (since 2006) | +3.3% | +0.4% |
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.
Sales activity in M22
Sales per year, counted
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
Registrations by month. The repeating sawtooth is seasonality, and the right-hand edge always dips because the register lags completions.
M22 recorded 300 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 316 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
M22 falls under Manchester, where the ONS puts the average private rent 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 £246,500 median sold price, £1,352 a month is £16,224 a year, a gross yield of 6.6%: 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 people ask about M22 (Wythenshawe)
Are property prices falling in M22 (Wythenshawe)?
Is M22 (Wythenshawe) a good place to buy a house?
How much did a house sell for in M22 (Wythenshawe)?
Are M22 prices heading up or down?
That question has no honest answer, only evidence. The evidence: the median is up 28% 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
Everything above is what homes in M22 sold for. Turning to what is actually available: 18 homes on the market right now, from an agent publishing to HomesIndex, at a typical asking price 7% below the M22 median sold price.
M22 registered 300 sales in the last twelve months; the 18 homes listed now would take about 3 weeks to clear at that rate. The count covers agents publishing to HomesIndex, so the real stock is larger. That is a thin shelf: buyers here are choosing from little, and a well priced home is unlikely to wait long.
11% of what is on the market here is asking below what comparable homes actually sold for. The comparison behind each listing uses recent recorded sales of similar homes close by.
"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.
When homes in M22 change hands
Across the 1,821 sales completed in M22 from 2021 to 2025, June was the busiest month for completions (9.9% of the total) and January the quietest (7.2%). With so little between the busiest and quietest months, M22 sells year round; the calendar is a weaker lever than price.
Sales by month, 2021 to 2025
| Month | Sales | Share |
|---|---|---|
| January | 132 | 7.2% |
| February | 143 | 7.9% |
| March | 170 | 9.3% |
| April | 137 | 7.5% |
| May | 145 | 8.0% |
| June | 180 | 9.9% |
| July | 145 | 8.0% |
| August | 165 | 9.1% |
| September | 158 | 8.7% |
| October | 163 | 9.0% |
| November | 148 | 8.1% |
| December | 135 | 7.4% |
The price of an extra bedroom in M
The Land Registry record, split by size: what each kind of home actually sold for across the M area. 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 | £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%) |
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. Blank cells mean too few homes for the figure to mean anything.
The risers and the fallers
M22 ranks 14 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.
M area districts: five years of change
The biggest risers and fallers in cash terms; every row links to that district's report.
Inside M22, sector by sector
Below district level sit the sectors, street groups with reports of their own, and the gaps between neighbouring ones can be sharp.
| Sector | Median (latest) | Sales that year |
|---|---|---|
| M22 0 | £258,000 | 16 |
| M22 1 | £237,500 | 22 |
| M22 4 | £261,000 | 74 |
| M22 5 | £252,000 | 35 |
| M22 8 | £225,000 | 9 |
| M22 9 | £230,000 | 21 |
How M22 compares nearby
Same city, different markets. The neighbouring districts of the M area, dearest first:
| District | Median | 5-year |
|---|---|---|
| M33 | £410,000 | +27% |
| M21 | £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 (this report) | £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% |
Before you sell in M22: what the record supports
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in M22, open the average prices map and zoom from the M22 shading down to the sold homes on your own street. Every recorded M22 sale is on this page; the same Land Registry record is what agents price from, and it is now in your hands.
Keep digging
Behind the answers sits the same Land Registry record as this page, with M22 already set as the subject. Free, one click sign in.
The live map plots every individual M22 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.