Local market reports › M area › M35
Failsworth market report M35, Manchester
The M35 (Failsworth) house price history in full, 1995 to 2026, in cash and in today's money. This page is built from the public record and nothing else: 9,925 completed sales registered with HM Land Registry in M35 (Manchester) since 1995, plus current ONS rental figures. There are no valuations, estimates or asking prices in it.
Sales data to July 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh.
In short: the 2026 median for M35 (Manchester) is £238,000, from 101 registered sales, up 29% on five years earlier; the mean is £241,200, and by floor area homes here have averaged about £2,690 per square metre over the last five years. Behind the figures sit 9,925 HM Land Registry entries going back to 1995, refreshed monthly, every one a completed sale rather than a valuation or an asking price.
M35 is the postcode district covering Failsworth 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 M35 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 M35
In the M35 property market, the 2026 median sale price is £238,000, from 101 registered sales; the mean, the "average house price" most sites quote, is £241,200, sitting practically level with it: prices here bunch tightly around the middle.
M35 prices by floor area
A square metre of M35 home has cost about £2,690 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 M35 16% below the country at large.
A typical M35 home, priced year by year (1995 to 2026)
Year by year: the median as it was recorded, and the same figure brought into today's money with ONS CPIH, which is where "did homes get dearer" actually gets answered. Hover shows each year; the legend isolates a series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £238,000 | £238,000 | 101 |
| 2025 | £218,000 | £223,213 | 265 |
| 2024 | £205,000 | £217,957 | 230 |
| 2023 | £189,500 | £208,214 | 242 |
| 2022 | £185,000 | £216,934 | 296 |
| 2021 | £185,000 | £234,234 | 369 |
| 2020 | £175,500 | £227,715 | 231 |
| 2019 | £150,000 | £196,614 | 339 |
| 2018 | £146,000 | £194,621 | 312 |
| 2017 | £124,000 | £169,124 | 309 |
| 2016 | £120,000 | £167,881 | 300 |
| 2015 | £115,000 | £162,495 | 263 |
| 2014 | £107,000 | £151,798 | 227 |
| 2013 | £97,000 | £139,573 | 176 |
| 2012 | £92,000 | £135,413 | 167 |
| 2011 | £105,000 | £158,510 | 169 |
| 2010 | £108,000 | £169,372 | 180 |
| 2009 | £105,000 | £168,788 | 175 |
| 2008 | £115,000 | £188,509 | 203 |
| 2007 | £110,000 | £186,591 | 445 |
| 2006 | £103,200 | £179,142 | 513 |
| 2005 | £90,000 | £160,164 | 393 |
| 2004 | £85,000 | £154,377 | 490 |
| 2003 | £59,700 | £109,982 | 456 |
| 2002 | £50,000 | £94,075 | 465 |
| 2001 | £42,500 | £81,704 | 408 |
| 2000 | £41,000 | £80,463 | 408 |
| 1999 | £39,000 | £77,725 | 315 |
| 1998 | £37,500 | £75,696 | 351 |
| 1997 | £40,000 | £82,032 | 335 |
| 1996 | £38,000 | £80,140 | 394 |
| 1995 | £44,000 | £95,649 | 398 |
In cash terms the typical M35 home went from £44,000 in 1995 to £238,000 in 2026, roughly 5 times the price. Inflation explains only part of it: in today's money the rise is still about 149%, a genuine increase in what a home here costs.
Year-on-year change in the M35 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 (+42.4% on the year before); the weakest, 1996 (−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 terraced homes dominate the record here, 47% of the typed total. In 2025, the last year both were recorded here, a detached home traded at £400,000 against £118,000 for a flat, 3.4 times the price.
Median by property type, M35
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 | £370,000 | 11 | 1,003 |
| Semi-detached | £263,800 | 48 | 4,062 |
| Terraced | £177,500 | 42 | 4,614 |
| Flats | £118,000 (2025) | – | 212 |
What M35 has returned, per year
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | +9.2% | +6.6% |
| 5 years (since 2021) | +5.2% | +0.3% |
| 10 years (since 2016) | +7.1% | +3.6% |
| 20 years (since 2006) | +4.3% | +1.4% |
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.
Sales activity in M35
How many homes change hands
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.
The last five years, month by month
Monthly registrations. The sawtooth is seasonal; the register runs weeks behind completions at the right-hand edge.
M35 recorded 211 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 447 sales a year before the financial crisis and 227 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 homes rent for around M35
For renting purposes M35 sits in Oldham. The ONS average private rent there is £917 a month (May 2026). A one-bed averages £684 a month here and a four-or-more-bed £1,416, so size does most of the work in setting the rent.
Average monthly rent by size, Oldham
ONS Price Index of Private Rents, May 2026.
Against the £238,000 median purchase price, a rent of £917 a month (£11,004 a year) works out at a 4.6% 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.
Common questions on M35 (Failsworth)
Is M35 (Failsworth) a good place to buy a house?
How much did a house sell for in M35 (Failsworth)?
Are property prices falling in M35 (Failsworth)?
What people search before landing on M35 (Failsworth)
These are the recorded searches for the wider M report family, answered with this page's own figures.
People ask average house price increase manchester since 2020
. From the register: £175,500 in 2020 against £238,000 in 2026, which is a rise of 36% in cash (up 5% after inflation).
Search phrases quoted verbatim from Google Search Console for this site (last 16 months); each is answered from the page's own Land Registry figures.
Where do M35 prices go next?
Prediction is not this page's business. Its business is the record, which says: the median is up 29% over five years in cash and flat after inflation. Read the volume chart with the price chart before acting on either, remembering that registrations trail the deals themselves by weeks.
What is for sale in M35 right now
Everything above is what homes in M35 sold for. Turning to what is actually available: 9 homes on the market right now, from 3 agents publishing to HomesIndex, at a typical asking price 5% above the M35 median sold price.
38% 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.
- Firs Avenue, Failsworth, Manchester, ...
- Scholes Street, Failsworth, M35, Failsworth
- Landsberg Terrace, Failsworth, Manche...
"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 M35 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.
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. 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 | — | £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%) | — |
Four years of recorded sales, split by built form and bedroom count. The register does not state bedrooms, so sizes come from each home's EPC record and a few homes will land one size out. Where too few homes exist to say anything meaningful, the cell is blank.
The risers and the fallers
M35 ranks 13 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
Cash-terms risers and fallers across the area; click any row for that district's full report.
Inside M35, 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.
| Sector | Median (latest) | Sales that year |
|---|---|---|
| M35 0 | £238,000 | 51 |
| M35 9 | £233,000 | 50 |
How M35 compares nearby
Same city, different markets. The neighbouring districts of the M area, dearest first:
| District | Median | 5-year |
|---|---|---|
| M21 | £410,000 | +22% |
| M33 | £410,000 | +27% |
| M20 | £360,000 | +17% |
| M41 | £346,400 | +20% |
| M16 | £314,500 | +37% |
| M7 | £296,000 | +35% |
| M25 | £293,500 | +13% |
| M32 | £290,000 | +21% |
| M28 | £285,000 | +12% |
| M19 | £276,000 | +23% |
| M45 | £275,000 | +24% |
| M23 | £266,000 | +33% |
| M2 | £257,800 | -34% |
| M13 | £250,000 | +2% |
| M14 | £245,000 | +29% |
| M27 | £243,500 | +22% |
| M22 | £242,000 | +26% |
| M35 (this report) | £238,000 | +29% |
| M44 | £235,000 | +31% |
| M6 | £232,500 | +16% |
| M29 | £232,500 | +16% |
| M30 | £230,000 | +17% |
| M40 | £230,000 | +38% |
| M43 | £230,000 | +31% |
Before you sell in M35: what the record supports
Start from what homes here actually sold for, not an estimate. Before booking a house valuation or flat valuation in M35, use the average prices map for a rough value: zoom from M35's shading down to the sold homes on your own street. The figures above are every recorded M35 sale; agents price with this same Land Registry record, and now you have it too.
For local estate agents: each district report carries one featured-agent spot, free while founding places last. Claim M35.
Dig further
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about M35. Free, with a one click sign in.
The live map plots every individual M35 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.
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.