Local market reports › M area › M23 › M23 1
Baguley market report M23 1, Manchester
The M23 1 (Baguley) 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: 3,183 sales registered with HM Land Registry in M23 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.
Sales data to 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh.
In short: the typical home in M23 1 (Manchester) sold for £251,500 in 2026, the median of 30 registered sales, up 32% on five years earlier. The mean was £253,600, and by floor area homes here have averaged about £2,850 per square metre over the last five years. The figures cover 3,183 sales recorded by HM Land Registry since 1995 and refresh with each monthly release: completed sale prices, not valuations or asking prices.
M23 1 is one sector of M23 (Manchester): a handful of streets, and the most local view the sold record can give. The price of that locality is lumpier charts, because each year's median rests on fewer sales.
Where M23 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.
The going rate for a home in M23 1
Across 30 registered 2026 sales, the typical (median) M23 1 home went for £251,500. The mean is £253,600, almost on top of it, so sales bunch tightly around the typical price.
Price per square metre in M23 1
Averaged across five years of sales, floor space in M23 1 costs about £2,850 per square metre. Each sale's Energy Performance Certificate supplies the floor area, and pricing by the metre is what lets flats and houses share one scale.
England and Wales as a whole trade at a £285,000 median, leaving M23 1 12% below the national figure.
A typical M23 1 home, priced year by year (1995 to 2026)
Year by year: the median as it was recorded, and the same figure brought into today's money with ONS CPIH, which is where "did homes get dearer" actually gets answered. Hover shows each year; the legend isolates a series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £251,500 | £251,500 | 30 |
| 2025 | £240,000 | £245,739 | 75 |
| 2024 | £242,000 | £257,296 | 75 |
| 2023 | £229,000 | £251,615 | 72 |
| 2022 | £219,000 | £256,802 | 88 |
| 2021 | £190,000 | £240,565 | 117 |
| 2020 | £175,000 | £227,066 | 67 |
| 2019 | £152,800 | £200,284 | 136 |
| 2018 | £140,000 | £186,623 | 117 |
| 2017 | £133,500 | £182,081 | 117 |
| 2016 | £120,000 | £167,881 | 111 |
| 2015 | £120,000 | £169,560 | 94 |
| 2014 | £117,500 | £166,694 | 87 |
| 2013 | £106,000 | £152,523 | 71 |
| 2012 | £97,200 | £143,066 | 38 |
| 2011 | £95,000 | £143,413 | 77 |
| 2010 | £100,000 | £156,826 | 53 |
| 2009 | £105,000 | £168,788 | 53 |
| 2008 | £112,500 | £184,411 | 62 |
| 2007 | £117,000 | £198,465 | 169 |
| 2006 | £114,000 | £197,889 | 180 |
| 2005 | £104,500 | £185,968 | 187 |
| 2004 | £85,000 | £154,377 | 268 |
| 2003 | £84,000 | £154,748 | 149 |
| 2002 | £70,500 | £132,645 | 146 |
| 2001 | £60,000 | £115,347 | 113 |
| 2000 | £75,000 | £147,188 | 109 |
| 1999 | £62,000 | £123,563 | 126 |
| 1998 | £59,100 | £119,298 | 104 |
| 1997 | £40,000 | £82,032 | 42 |
| 1996 | £39,500 | £83,304 | 27 |
| 1995 | £46,000 | £99,997 | 23 |
In cash terms the typical M23 1 home went from £46,000 in 1995 to £251,500 in 2026, roughly 5 times the price. Inflation explains only part of it: in today's money the rise is still about 152%, a genuine increase in what a home here costs.
Year-on-year change in the M23 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 1998 (+47.8% on the year before); the weakest, 2001 (−20.0%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
What M23 1 has returned, per year
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | +4.8% | +2.3% |
| 5 years (since 2021) | +5.8% | +0.9% |
| 10 years (since 2016) | +7.7% | +4.1% |
| 20 years (since 2006) | +4.0% | +1.2% |
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 register shows 30 M23 1 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 165 sales a year before the financial crisis and 68 a year over the last five. Price without volume misleads: a median built on few sales jumps around, and one street can tilt it. Keep in mind too that the latest year is still filling in, since sales reach the register weeks or months after completion.
The shape of the M23 1 market
Only 30 sales completed here in the last twelve months of data, which makes M23 1 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.
Rents around M23 1
M23 1 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.
£1,352 a month is £16,224 a year, which against the £251,500 median sold price makes a gross yield of 6.5%. 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.
M23 1 (Baguley): the questions that come up
Are property prices falling in M23 1 (Baguley)?
Is M23 1 (Baguley) a good place to buy a house?
How much did a house sell for in M23 1 (Baguley)?
Will M23 1 prices rise from here?
No honest page predicts prices, so this one sticks to the record: the median is up 32% over five years in cash and up 5% after inflation. Anyone weighing a purchase should read the volume chart with the price chart, remembering that these are completed sales, registered weeks after the deals were actually struck.
What is for sale in M23 right now
This is what you could actually buy today: 55 homes currently on the market from 3 agents publishing to HomesIndex.
These cover the whole M23 district, not just M23 1: live asking prices are collected per district.
30% 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.
- Moor Road, Manchester, Manchester
- Yewtree Lane, Manchester, Greater Man...
- Fouracres Road, Manchester, Greater M...
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 M23 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.
Moving up a bedroom in M: the cost
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%) | — |
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. 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.
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 M23
A few minutes' walk can separate two very different markets. Here are M23's other sectors, each with its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| M23 0 | £286,500 | 34 |
| M23 2 | £257,500 | 16 |
| M23 9 | £268,500 | 49 |
Zoom out to the full M23 district report for the type split, monthly volumes and how M23 compares with its neighbours.
Selling a home in M23 1? Price it on the evidence
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in M23 1, open the average prices map and zoom from the M23 1 shading down to the sold homes on your own street. Every recorded M23 1 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 M23 1: the featured spot on this report is free for founding agents, one per district. Claim M23 1.
Keep digging
The AI answers from the same Land Registry data this report is built on, already scoped to M23 1. Free after a one click sign in.
Two maps carry on from here: every M23 1 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.
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.