Local market reports › M area › M26 › M26 2
Radcliffe market report M26 2, Manchester
The standing M26 2 (Radcliffe) property market report, rebuilt from the full public record every month. Everything below comes from 3,496 sales recorded by HM Land Registry in M26 2 (Manchester) since 1995, real completion prices from real purchases, alongside the ONS's current rent figures. No valuations, no estimates, no asking prices.
Sales recorded to 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.
In short: the 2026 median for M26 2 (Manchester) is £183,500, from 28 registered sales, up 28% on five years earlier; the mean is £190,600, and by floor area homes here have averaged about £2,340 per square metre over the last five years. Behind the figures sit 3,496 HM Land Registry entries going back to 1995, refreshed monthly, every one a completed sale rather than a valuation or an asking price.
M26 2 is one sector of M26 (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 M26 2 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 M26 2 homes really sell for
In the M26 2 property market, the 2026 median sale price is £183,500, from 28 registered sales; the mean, the "average house price" most sites quote, is £190,600, sitting practically level with it: prices here bunch tightly around the middle.
What a square metre costs in M26 2
A square metre of M26 2 home has cost about £2,340 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.
Set against the £285,000 England and Wales median, M26 2 sits 36% below the national market.
A typical M26 2 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 | £183,500 | £183,500 | 28 |
| 2025 | £190,000 | £194,543 | 79 |
| 2024 | £188,500 | £200,414 | 70 |
| 2023 | £168,000 | £184,591 | 85 |
| 2022 | £163,500 | £191,722 | 84 |
| 2021 | £143,200 | £181,310 | 92 |
| 2020 | £137,500 | £178,409 | 72 |
| 2019 | £123,000 | £161,224 | 79 |
| 2018 | £110,000 | £146,632 | 103 |
| 2017 | £106,000 | £144,573 | 91 |
| 2016 | £130,000 | £181,871 | 157 |
| 2015 | £141,500 | £199,940 | 174 |
| 2014 | £111,500 | £158,182 | 125 |
| 2013 | £80,000 | £115,112 | 61 |
| 2012 | £78,500 | £115,542 | 47 |
| 2011 | £73,000 | £110,202 | 51 |
| 2010 | £80,000 | £125,461 | 51 |
| 2009 | £82,500 | £132,619 | 39 |
| 2008 | £90,000 | £147,529 | 81 |
| 2007 | £111,800 | £189,644 | 183 |
| 2006 | £92,500 | £160,568 | 169 |
| 2005 | £76,000 | £135,249 | 123 |
| 2004 | £66,000 | £119,869 | 179 |
| 2003 | £52,000 | £95,797 | 191 |
| 2002 | £40,000 | £75,260 | 174 |
| 2001 | £35,000 | £67,286 | 161 |
| 2000 | £32,000 | £62,800 | 151 |
| 1999 | £31,000 | £61,781 | 123 |
| 1998 | £37,000 | £74,687 | 102 |
| 1997 | £36,000 | £73,829 | 116 |
| 1996 | £33,000 | £69,596 | 123 |
| 1995 | £34,000 | £73,911 | 132 |
In cash terms the typical M26 2 home went from £34,000 in 1995 to £183,500 in 2026, roughly 5 times the price. Inflation explains only part of it: in today's money the rise is still about 148%, a genuine increase in what a home here costs. 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 M26 2 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 2014 (+39.4% on the year before); the weakest, 2008 (−19.5%). 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) | −3.4% | −5.7% |
| 5 years (since 2021) | +5.1% | +0.2% |
| 10 years (since 2016) | +3.5% | +0.1% |
| 20 years (since 2006) | +3.5% | +0.7% |
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.
How many homes change hands in M26 2
The year-by-year sales count
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 28 M26 2 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 166 sales a year before the financial crisis and 69 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.
What kind of market M26 2 is
This is a thin market: 28 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. Within M26, this sector trades 8% below the district median: one of its district's cheaper corners.
The rental side of M26 2
The local authority for M26 2 is Bury, and its ONS average private rent currently stands at £967 a month (May 2026 figures). The spread runs from £684 a month for a typical one-bed to £1,559 at four-plus bedrooms, which is size doing most of the pricing.
Average monthly rent by size, Bury
ONS Price Index of Private Rents, May 2026.
Set against the £183,500 median sold price, £967 a month is £11,604 a year, a gross yield of 6.3%: 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.
M26 2 (Radcliffe): the questions that come up
How much did a house sell for in M26 2 (Radcliffe)?
Are property prices falling in M26 2 (Radcliffe)?
Is M26 2 (Radcliffe) a good place to buy a house?
Where do M26 2 prices go next?
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.
M26's current homes for sale
Turning to what is actually available: 170 homes on the market right now, from 8 agents publishing to HomesIndex.
These cover the whole M26 district, not just M26 2: live asking prices are collected per district.
25% of current listings sit under the prices comparable homes actually fetched. Each listing is compared with recent recorded sales of similar homes nearby.
- Cannon Street, Radcliffe, Greater Manchester
- Chiswick Drive, Radcliffe, Manchester...
- Leander Close, Radcliffe, Manchester,...
"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 M26 home for sale on the map →
Refreshed every Monday and Thursday from agents' own feeds to HomesIndex, so a sample of the market rather than all of it. An asking price remains an ask, not a sale.
Moving up a bedroom in M: the cost
Real sold prices by size across the M area, straight from the Land Registry record. 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 | — | £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. Sizes with too few homes to be meaningful are left 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 M26
Prices can differ sharply between two sectors a few minutes' walk apart. The rest of M26, each linking to its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| M26 1 | £193,000 | 51 |
| M26 3 | £213,800 | 48 |
| M26 4 | £197,500 | 50 |
Zoom out to the full M26 district report for the type split, monthly volumes and how M26 compares with its neighbours.
Selling a home in M26 2? Price it on the evidence
Ground the asking price in real sold prices first. The average prices map gives a rough value in a minute: start at M26 2'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.
Local estate agents: one agent per district gets the featured spot on this report, free for founding agents. Claim M26 2.
Keep digging
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about M26 2. Free, with a one click sign in.
The live map plots every individual M26 2 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.
About the numbers: everything is computed from HM Land Registry Price Paid Data (Crown copyright, OGL v3.0), geocoded to the address; today's-money figures use the ONS CPIH index, and rents are the ONS Price Index of Private Rents by local authority. These are medians of recorded sales, not valuations, and none of it is financial advice.