Local market reports › M area › M26
Radcliffe market report M26, Manchester
The standing M26 (Radcliffe) property market report, rebuilt from the full public record every month. Underneath every chart here sit 18,527 registered sales in M26 (Manchester) since 1995, the HM Land Registry record of what buyers really paid, with ONS figures covering rents. Nothing is a valuation, an estimate or an asking price.
Sales data to August 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh. Page updated 19 October 2026.
In short: the middle 2026 sale in M26 (Manchester) came in at £200,000, out of 209 registered, up 14% on five years earlier, and the mean stands at £216,900, and by floor area homes here have averaged about £2,490 per square metre over the last five years. The record behind it is 18,527 completed sales lodged with HM Land Registry since 1995, monthly refreshed, with no valuations or asking prices anywhere in the figures.
M26 is a postcode district covering Radcliffe, Stoneclough in Manchester. It is the most useful size for market figures: tight enough to describe somewhere real, large enough that sales keep coming and the medians hold steady.
Where M26 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.
Today's M26 prices, from the sold record
Across 209 registered 2026 sales, the typical (median) M26 home went for £200,000. The mean is £216,900, a little above it, the familiar pattern where pricier homes stretch the average.
What a square metre costs in M26
Measured by floor area, the last five years of M26 sales average about £2,490 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.
The national median for England and Wales is £285,000, which puts M26 30% below the country at large.
A typical M26 home, priced year by year (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 | £200,000 | £200,000 | 209 |
| 2025 | £200,000 | £204,783 | 429 |
| 2024 | £195,000 | £207,325 | 394 |
| 2023 | £172,100 | £189,096 | 366 |
| 2022 | £178,000 | £208,725 | 465 |
| 2021 | £175,000 | £221,573 | 554 |
| 2020 | £157,000 | £203,711 | 485 |
| 2019 | £147,000 | £192,682 | 483 |
| 2018 | £142,500 | £189,955 | 570 |
| 2017 | £130,000 | £177,307 | 580 |
| 2016 | £125,000 | £174,876 | 600 |
| 2015 | £127,500 | £180,158 | 573 |
| 2014 | £122,000 | £173,078 | 543 |
| 2013 | £105,500 | £151,804 | 378 |
| 2012 | £107,000 | £157,491 | 338 |
| 2011 | £103,800 | £156,698 | 300 |
| 2010 | £100,000 | £156,826 | 343 |
| 2009 | £100,000 | £160,751 | 267 |
| 2008 | £111,300 | £182,444 | 480 |
| 2007 | £120,000 | £203,553 | 975 |
| 2006 | £111,000 | £192,682 | 925 |
| 2005 | £103,000 | £183,298 | 775 |
| 2004 | £82,000 | £148,928 | 915 |
| 2003 | £63,800 | £117,535 | 932 |
| 2002 | £57,000 | £107,245 | 965 |
| 2001 | £49,000 | £94,200 | 821 |
| 2000 | £39,000 | £76,538 | 705 |
| 1999 | £41,000 | £81,711 | 677 |
| 1998 | £42,000 | £84,780 | 577 |
| 1997 | £40,000 | £82,032 | 637 |
| 1996 | £39,000 | £82,249 | 636 |
| 1995 | £39,000 | £84,780 | 630 |
In cash terms the typical M26 home went from £39,000 in 1995 to £200,000 in 2026, roughly 5 times the price. Inflation explains only part of it: in today's money the rise is still about 136%, a genuine increase in what a home here costs. The real-terms peak came in 2021, and today's median remains roughly 10% under it: a 2021 buyer is still waiting to get that price back in today's money.
Year-on-year change in the M26 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 (+28.5% on the year before); the weakest, 2009 (−10.2%). 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 terraced homes dominate the record here, 43% of the typed total. A detached home currently trades at £360,100 against £110,000 for a flat, 3.3 times the price.
Median by property type, M26
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 | £360,100 | 31 | 3,374 |
| Semi-detached | £230,000 | 80 | 5,850 |
| Terraced | £170,000 | 75 | 7,995 |
| Flats | £110,000 | 23 | 1,308 |
Annualised returns
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 year (since 2025) | 0.0% | −2.3% |
| 5 years (since 2021) | +2.7% | −2.0% |
| 6 years (since 2020) | +4.1% | −0.3% |
| 10 years (since 2016) | +4.8% | +1.4% |
| 20 years (since 2006) | +3.0% | +0.2% |
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
How many homes change hands
Annual recorded sales. The post-2008 trough is the financial crisis; treat the final bar as provisional while registrations catch up.
The monthly pulse, last five years
Monthly registrations. The sawtooth is seasonal; the register runs weeks behind completions at the right-hand edge.
Over the last twelve months of data, 348 sales completed in M26. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 877 sales a year before the financial crisis and 373 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 homes rent for around M26
For renting purposes M26 sits in Bury. The ONS average private rent there is £967 a month (May 2026). Size sets most of the rent: one-beds average £684 a month here against £1,559 for four or more bedrooms.
Average monthly rent by size, Bury
ONS Price Index of Private Rents, May 2026.
£967 a month is £11,604 a year, which against the £200,000 median sold price makes a gross yield of 5.8%. 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.
What kind of market M26 is
Among the 42 measurable districts of its area, M26 ranks 37 by median price: towards the affordable end.
Common questions on M26 (Radcliffe)
Is M26 (Radcliffe) a good place to buy a house?
How much did a house sell for in M26 (Radcliffe)?
Are property prices falling in M26 (Radcliffe)?
What happens to M26 prices now?
Prediction is not this page's business. Its business is the record, which says: the median is up 14% over five years in cash but down 10% after inflation. Read the volume chart with the price chart before acting on either, remembering that registrations trail the deals themselves by weeks.
M26's current homes for sale
Everything above is what homes in M26 sold for. Turning to what is actually available: 119 homes on the market right now, from 5 agents publishing to HomesIndex, at a typical asking price 10% above the M26 median sold price.
M26 registered 348 sales in the last twelve months; the 119 homes listed now would take about 4 months to clear at that rate. The count covers agents publishing to HomesIndex, so the real stock is larger.
11% 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.
- Taylor Street, Radcliffe, Greater Manchester
- Flat 41, St. Johns Court New Road, Radcliffe, Manchester
- Victoria Street, 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 →
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.
Listed against sold: the M26 mix
Sellers of semi-detached homes in M26 have company: 45% of current listings against 34% of recent sales. When a type is offered faster than it sells, the buyer usually holds the better hand.
| Type | Share of homes for sale now | Share of sales, 2024 and 2025 |
|---|---|---|
| Detached | 18% | 21% |
| Semi-detached | 45% | 34% |
| Terraced | 37% | 36% |
| Flats | 0% | 9% |
The listing shares count homes published to HomesIndex by agents today; the sales shares count HM Land Registry registrations. Listings typed only as "house", "bungalow" or similar, which the register would file under one of the four forms, are excluded from the listing side.
Month by month: when M26 sells
Take the 2,208 M26 sales dated 2021 to 2025 and sort them by month: March completions lead with 9.7% of the total, January trails with 7.0%. With so little between the busiest and quietest months, M26 sells year round; the calendar is a weaker lever than price.
Sales by month, 2021 to 2025
| Month | Sales | Share |
|---|---|---|
| January | 154 | 7.0% |
| February | 181 | 8.2% |
| March | 215 | 9.7% |
| April | 164 | 7.4% |
| May | 186 | 8.4% |
| June | 190 | 8.6% |
| July | 202 | 9.1% |
| August | 187 | 8.5% |
| September | 180 | 8.2% |
| October | 193 | 8.7% |
| November | 191 | 8.7% |
| December | 165 | 7.5% |
What another bedroom costs in M
Real sold prices by size across the M area, straight from the Land Registry record. 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 | £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%) |
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
M26 ranks 30 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.
Winners and losers across the M area, five years
The biggest risers and fallers in cash terms; every row links to that district's report.
Inside M26, 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 M26 compares nearby
Same city, different markets. The dearest districts of the M area, and M26 itself, which ranks 37 of 42 by median price:
| 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 | £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% |
| M26 (this report) | £200,000 | +14% |
Before you sell in M26: what the record supports
Start from what homes here actually sold for, not an estimate. Before booking a house valuation or flat valuation in M26, use the average prices map for a rough value: zoom from M26's shading down to the sold homes on your own street. The figures above are every recorded M26 sale; agents price with this same Land Registry record, and now you have it too.
Keep digging
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about M26. Free, with a one click sign in.
Two maps carry on from here: every M26 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.