Every figure on this page comes from the public record: 12,764 sales registered with HM Land Registry in M23 (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.
M23 is the postcode district covering Baguley, Brooklands, Roundthorn Industrial Estate 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 M23 sits
Click the map to open M23 on the live map, with every sale plotted at its address. The average pricing view shades the whole country the same way.
£265,000median sold price, 2026
+35%five-year change (cash)
274sales in the last 12 months
6.1%gross rental yield (est.)
What a home in M23 sells for
The 2026 median in M23 is £265,000, from 89 registered sales; the mean, £286,400, sits modestly above it, the usual shape of a market with an expensive tail.
For scale: the England and Wales median is £274,000, so M23 trades 3% below the country as a whole.
The price of a typical M23 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
£265,000
£265,000
89
2025
£260,000
£260,000
363
2024
£245,800
£255,233
418
2023
£235,000
£252,177
376
2022
£230,000
£263,402
409
2021
£197,000
£243,602
481
2020
£178,000
£225,565
337
2019
£160,000
£204,824
456
2018
£155,000
£201,792
474
2017
£147,500
£196,477
447
2016
£132,500
£181,040
414
2015
£135,000
£186,300
451
2014
£120,000
£166,265
394
2013
£115,000
£161,609
264
2012
£101,800
£146,338
246
2011
£95,000
£140,064
255
2010
£110,000
£168,479
243
2009
£115,000
£180,546
223
2008
£127,000
£203,318
261
2007
£125,000
£207,083
661
2006
£120,000
£203,440
590
2005
£111,500
£193,791
514
2004
£95,000
£168,509
754
2003
£84,000
£151,134
578
2002
£72,000
£132,304
578
2001
£65,000
£122,041
448
2000
£63,000
£120,750
443
1999
£56,000
£108,999
463
1998
£56,400
£111,189
408
1997
£50,200
£100,546
338
1996
£41,500
£85,478
196
1995
£46,000
£97,662
192
In cash terms the typical M23 home went from £46,000 in 1995 to £265,000 in 2026, roughly 6 times the price. Even after inflation that is a real rise of about 171%: homes here genuinely became dearer, not just more expensive on paper.
Year-on-year change in the M23 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 1997 (+21.0% on the year before); the weakest, 2011 (−13.6%). 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)
+1.9%
+1.9%
5 years (since 2021)
+6.1%
+1.7%
10 years (since 2016)
+7.2%
+3.9%
20 years (since 2006)
+4.0%
+1.3%
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.
M23 recorded 274 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 571 sales a year before the financial crisis and 331 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 M23
M23 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 £265,000 median sold price, £1,352 a month is £16,224 a year, a gross yield of 6.1%: 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 M23 prices rise from here?
Nobody can tell you that, and this page will not pretend to. What the record shows: the median is up 35% over five years in cash and up 9% 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
M23 ranks 5 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 M23, 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.