Local market reports › M area › M23
Baguley market report M23, Manchester
The standing M23 (Baguley) property market report, rebuilt from the full public record every month. Everything below comes from 12,146 sales recorded by HM Land Registry in M23 (Manchester) since 1995, real completion prices from real purchases, alongside the ONS's current rent figures. No valuations, no estimates, no asking prices.
Sales data to August 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh. Page updated 19 October 2026.
In short: a typical M23 (Manchester) home changed hands for £265,000 in 2026 (median of 147 registered sales, up 33% on five years earlier), with the mean at £284,100, and by floor area homes here have averaged about £3,180 per square metre over the last five years. Source: 12,146 completed sales on the HM Land Registry record since 1995, updated with each monthly release. No valuations, no asking prices.
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
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
The 2026 median for M23 is £265,000, taken from 147 registered sales. The mean, which is what most sites call the "average house price", is £284,100, a little above it, the familiar pattern where pricier homes stretch the average.
House prices per square metre in M23
A square metre of M23 home has cost about £3,180 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.
The national median for England and Wales is £285,000, which puts M23 7% below the country at large.
A typical M23 home, priced year by year (1995 to 2026)
Two lines: the median in the money of its day, and the same years restated by ONS CPIH into today's money, which is the truer test of getting dearer. Hover for exact figures; click a legend entry to isolate a series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £265,000 | £265,000 | 147 |
| 2025 | £270,000 | £276,457 | 322 |
| 2024 | £270,000 | £287,065 | 333 |
| 2023 | £250,000 | £274,689 | 298 |
| 2022 | £235,000 | £275,564 | 354 |
| 2021 | £200,000 | £253,226 | 413 |
| 2020 | £184,500 | £239,393 | 278 |
| 2019 | £160,000 | £209,722 | 389 |
| 2018 | £155,000 | £206,618 | 413 |
| 2017 | £150,000 | £204,585 | 391 |
| 2016 | £133,000 | £186,068 | 384 |
| 2015 | £135,500 | £191,462 | 414 |
| 2014 | £121,000 | £171,660 | 364 |
| 2013 | £115,000 | £165,474 | 255 |
| 2012 | £101,800 | £149,837 | 246 |
| 2011 | £95,000 | £143,413 | 255 |
| 2010 | £110,000 | £172,508 | 243 |
| 2009 | £115,000 | £184,863 | 223 |
| 2008 | £127,000 | £208,180 | 261 |
| 2007 | £125,000 | £212,035 | 661 |
| 2006 | £120,000 | £208,305 | 590 |
| 2005 | £111,500 | £198,425 | 514 |
| 2004 | £95,000 | £172,539 | 754 |
| 2003 | £84,000 | £154,748 | 578 |
| 2002 | £72,000 | £135,467 | 578 |
| 2001 | £65,000 | £124,959 | 448 |
| 2000 | £63,000 | £123,638 | 443 |
| 1999 | £56,000 | £111,605 | 463 |
| 1998 | £56,400 | £113,847 | 408 |
| 1997 | £50,200 | £102,950 | 338 |
| 1996 | £41,500 | £87,522 | 196 |
| 1995 | £46,000 | £99,997 | 192 |
In cash terms the typical M23 home went from £46,000 in 1995 to £265,000 in 2026, roughly 6 times the price. Adjusted for inflation it still comes to a real rise of roughly 165%, so homes here got dearer in substance, not only in cash. In inflation-adjusted terms the high-water mark was 2024. The market now sits about 8% below it, so a peak-time purchase has yet to recover its real value.
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.
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, 39% of the typed total. A detached home currently trades at £435,000 against £169,000 for a flat, 2.6 times the price.
Median by property type, M23
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 | £435,000 | 19 | 1,461 |
| Semi-detached | £281,000 | 54 | 4,794 |
| Terraced | £258,000 | 53 | 3,757 |
| Flats | £169,000 | 21 | 2,134 |
Growth per year, over one to twenty years
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 year (since 2025) | −1.9% | −4.1% |
| 5 years (since 2021) | +5.8% | +0.9% |
| 6 years (since 2020) | +6.2% | +1.7% |
| 10 years (since 2016) | +7.1% | +3.6% |
| 20 years (since 2006) | +4.0% | +1.2% |
Each row is compound annual growth of the median; ONS CPIH supplies the real-terms deflator. Annualising irons out the cycle, which the chart above shows in full, and past growth records what happened rather than predicting anything.
The turnover behind the prices
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 monthly pulse, last five years
Sales as they reached the register each month. Expect the seasonal sawtooth, and discount the newest months while late entries land.
Over the last twelve months of data, 242 sales completed in M23. 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 291 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 tenants pay around M23
M23 falls under Manchester, where the ONS puts the average private rent at £1,352 a month (May 2026 figures). The spread runs from £989 a month for a typical one-bed to £1,989 at four-plus bedrooms, which is size doing most of the pricing.
Average monthly rent by size, Manchester
ONS Price Index of Private Rents, May 2026.
Against the £265,000 median purchase price, a rent of £1,352 a month (£16,224 a year) works out at a 6.1% gross yield, a ceiling figure that ignores letting costs, voids, maintenance and tax. Because rents are local-authority statistics, districts sharing the authority share the figure.
How M23 trades
The record here is jumpy: year-on-year moves of ten per cent or more are common in the chart above, mostly a function of which homes happened to sell rather than the market lurching.
What people ask about M23 (Baguley)
How much did a house sell for in M23 (Baguley)?
Are property prices falling in M23 (Baguley)?
Is M23 (Baguley) a good place to buy a house?
What happens to M23 prices now?
That question has no honest answer, only evidence. The evidence: the median is up 33% over five years in cash and up 5% 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.
What you could buy in M23 now
Everything above is what homes in M23 sold for. The live side of the market holds 7 homes at the moment, listed by an agent publishing to HomesIndex, at a typical asking price 6% below the M23 median sold price.
At the pace of the last twelve months' registered sales (242 in M23), the 7 homes listed here amount to about 2 weeks of supply. Not every agent publishes to HomesIndex, so the true figure is higher. That is a thin shelf: buyers here are choosing from little, and a well priced home is unlikely to wait long.
29% 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.
"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.
Month by month: when M23 sells
Across the 1,720 sales completed in M23 from 2021 to 2025, March was the busiest month for completions (12.4% of the total) and January the quietest (5.5%). The gap between the two is wide enough to plan around: completion follows the agreed sale by weeks, so the busiest month for completions points to deals done earlier, and a seller wanting several bidders should list ahead of it.
Sales by month, 2021 to 2025
| Month | Sales | Share |
|---|---|---|
| January | 95 | 5.5% |
| February | 127 | 7.4% |
| March | 214 | 12.4% |
| April | 115 | 6.7% |
| May | 120 | 7.0% |
| June | 151 | 8.8% |
| July | 134 | 7.8% |
| August | 138 | 8.0% |
| September | 181 | 10.5% |
| October | 152 | 8.8% |
| November | 141 | 8.2% |
| December | 152 | 8.8% |
Bedroom by bedroom: M prices by size
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 | £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%) |
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. Blank cells mean too few homes for the figure to mean anything.
The risers and the fallers
M23 ranks 6 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
Cash-terms risers and fallers across the area; click any row for that district's full report.
Inside M23, sector by sector
Postcode sectors are the next slice down, each a group of streets with its own market report. Prices can differ sharply between two sectors a few minutes' walk apart.
How M23 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 (this report) | £265,000 | +33% |
| M2 | £257,800 | -34% |
| M22 | £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% |
Thinking of selling in M23? Get a rough value first
Ground the asking price in real sold prices first. The average prices map gives a rough value in a minute: start at M23's shading and zoom to the sold homes on the street itself. Agents work from this same Land Registry record when they value; this page puts it in front of you before they arrive.
Dig further
Behind the answers sits the same Land Registry record as this page, with M23 already set as the subject. Free, one click sign in.
Two maps carry on from here: every M23 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.