Local market reports › M area › M23 › M23 9
Baguley market report M23 9, Manchester
The M23 9 (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: 4,146 sales registered with HM Land Registry in M23 9 (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.
Covers registered sales to 2026 and ONS rents for May 2026. Refreshed monthly as new sales reach the register.
In short: a typical M23 9 (Manchester) home changed hands for £268,500 in 2026 (median of 49 registered sales, up 21% on five years earlier), with the mean at £321,900, and by floor area homes here have averaged about £3,340 per square metre over the last five years. Source: 4,146 completed sales on the HM Land Registry record since 1995, updated with each monthly release. No valuations, no asking prices.
M23 9 is a postcode sector: one group of streets inside M23 (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 M23 9 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 M23 9 homes really sell for
The 2026 median for M23 9 is £268,500, taken from 49 registered sales. The mean, which is what most sites call the "average house price", is £321,900, a long way above it, which tells you a few very expensive sales are pulling the average up.
What a square metre costs in M23 9
Measured by floor area, the last five years of M23 9 sales average about £3,340 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.
England and Wales as a whole trade at a £285,000 median, leaving M23 9 6% below the national figure.
The price of a typical M23 9 home, 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 | £268,500 | £268,500 | 49 |
| 2025 | £275,000 | £281,576 | 103 |
| 2024 | £284,500 | £302,482 | 90 |
| 2023 | £257,000 | £282,380 | 81 |
| 2022 | £250,000 | £293,154 | 139 |
| 2021 | £222,500 | £281,714 | 148 |
| 2020 | £200,000 | £259,504 | 97 |
| 2019 | £180,000 | £235,937 | 121 |
| 2018 | £175,000 | £233,278 | 149 |
| 2017 | £165,000 | £225,043 | 129 |
| 2016 | £148,500 | £207,753 | 124 |
| 2015 | £157,000 | £221,841 | 171 |
| 2014 | £130,000 | £184,428 | 147 |
| 2013 | £125,000 | £179,863 | 93 |
| 2012 | £112,000 | £164,850 | 97 |
| 2011 | £90,000 | £135,865 | 92 |
| 2010 | £115,000 | £180,350 | 98 |
| 2009 | £150,000 | £241,126 | 92 |
| 2008 | £144,000 | £236,046 | 118 |
| 2007 | £141,200 | £239,515 | 249 |
| 2006 | £137,500 | £238,682 | 198 |
| 2005 | £125,000 | £222,450 | 113 |
| 2004 | £119,000 | £216,127 | 170 |
| 2003 | £94,500 | £174,092 | 149 |
| 2002 | £82,000 | £154,282 | 170 |
| 2001 | £69,000 | £132,649 | 148 |
| 2000 | £64,500 | £126,581 | 147 |
| 1999 | £58,000 | £115,591 | 168 |
| 1998 | £54,000 | £109,003 | 153 |
| 1997 | £51,500 | £105,616 | 139 |
| 1996 | £48,200 | £101,652 | 102 |
| 1995 | £50,500 | £109,779 | 102 |
In cash terms the typical M23 9 home went from £50,500 in 1995 to £268,500 in 2026, roughly 5 times the price. Inflation explains only part of it: in today's money the rise is still about 145%, a genuine increase in what a home here costs. Measured in today's money the market peaked in 2024; the current median sits about 11% below that. Someone who bought at the 2024 peak has not yet seen that price back in real terms.
Year-on-year change in the M23 9 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 (+25.9% on the year before); the weakest, 2010 (−23.3%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Growth per year, over one to twenty years
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −2.4% | −4.6% |
| 5 years (since 2021) | +3.8% | −1.0% |
| 10 years (since 2016) | +6.1% | +2.6% |
| 20 years (since 2006) | +3.4% | +0.6% |
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.
How many homes change hands in M23 9
The year-by-year sales count
Each bar is a year's recorded sales. 2008's dip is the financial crisis, and the newest bar always grows for a while as late registrations arrive.
Over the last twelve months of data, 49 sales completed in M23 9. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 168 sales a year before the financial crisis and 92 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 M23 9
M23 9 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 £268,500 median sold price, £1,352 a month is £16,224 a year, a gross yield of 6.0%: 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 M23 9 is
This is a thin market: 49 sales in the last twelve months of data. With that few transactions, one street selling well (or one block of cheap transfers) can move the median, so read the year lines as a range rather than a verdict. 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.
Asked and answered: M23 9 (Baguley)
Is M23 9 (Baguley) a good place to buy a house?
How much did a house sell for in M23 9 (Baguley)?
Are property prices falling in M23 9 (Baguley)?
Will M23 9 prices rise from here?
No honest page predicts prices, so this one sticks to the record: the median is up 21% over five years in cash but down 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.
On the market in M23 today
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 9: live asking prices are collected per district.
30% of current listings sit under the prices comparable homes actually fetched. 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...
"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 M23 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.
Bedroom by bedroom: M prices by size
The Land Registry record, split by size: what each kind of home actually sold for across the M area. The jump between sizes is local: in some areas a third bedroom adds a quarter to the price, in others nearly four fifths, so a national rule of thumb will mislead you here.
| 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%) | — |
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. 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.
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.
Other sectors in M23
Sector boundaries hide real price steps. The rest of M23, one report each:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| M23 0 | £286,500 | 34 |
| M23 1 | £251,500 | 30 |
| M23 2 | £257,500 | 16 |
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 9? Price it on the evidence
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in M23 9, open the average prices map and zoom from the M23 9 shading down to the sold homes on your own street. Every recorded M23 9 sale is on this page; the same Land Registry record is what agents price from, and it is now in your hands.
For local estate agents: each district report carries one featured-agent spot, free while founding places last. Claim M23 9.
Go deeper
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about M23 9. Free, with a one click sign in.
Two maps carry on from here: every M23 9 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.