Local market reports › M area › M4 › M4 4
Arndale market report M4 4, Manchester
The standing M4 4 (Arndale) property market report, rebuilt from the full public record every month. Every figure on this page comes from the public record: 4,119 sales registered with HM Land Registry in M4 4 (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.
Covers registered sales to 2026 and ONS rents for May 2026. Refreshed monthly as new sales reach the register.
In short: the middle 2026 sale in M4 4 (Manchester) came in at £205,000, out of 27 registered, down 30% on five years earlier, and the mean stands at £201,500, and by floor area homes here have averaged about £4,190 per square metre over the last five years. The record behind it is 4,119 completed sales lodged with HM Land Registry since 1995, monthly refreshed, with no valuations or asking prices anywhere in the figures.
M4 4 is a postcode sector: one group of streets inside M4 (Manchester). This is as local as the public record gets, but sector medians move on fewer sales than a district's, so expect the lines to be lumpier.
Where M4 4 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 buyers actually paid in M4 4
Across 27 registered 2026 sales, the typical (median) M4 4 home went for £205,000. The mean is £201,500, practically level with it: prices here bunch tightly around the middle.
M4 4 prices by floor area
By floor space, homes in M4 4 have sold for about £4,190 per square metre on average over the last five years: the like-for-like measure that lets you compare a small flat with a large house, from the Energy Performance Certificate floor areas behind each sale.
The national median for England and Wales is £285,000, which puts M4 4 28% below the country at large.
A typical M4 4 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 | £205,000 | £205,000 | 27 |
| 2025 | £250,000 | £255,978 | 137 |
| 2024 | £224,700 | £238,902 | 52 |
| 2023 | £255,000 | £280,183 | 47 |
| 2022 | £317,200 | £371,953 | 206 |
| 2021 | £292,500 | £370,343 | 169 |
| 2020 | £210,700 | £273,388 | 84 |
| 2019 | £201,000 | £263,463 | 176 |
| 2018 | £179,000 | £238,610 | 122 |
| 2017 | £175,000 | £238,682 | 141 |
| 2016 | £152,000 | £212,650 | 174 |
| 2015 | £148,000 | £209,124 | 183 |
| 2014 | £140,000 | £198,614 | 137 |
| 2013 | £125,000 | £179,863 | 125 |
| 2012 | £140,000 | £206,063 | 37 |
| 2011 | £134,000 | £202,288 | 37 |
| 2010 | £115,700 | £181,447 | 75 |
| 2009 | £103,800 | £166,859 | 223 |
| 2008 | £133,200 | £218,343 | 245 |
| 2007 | £161,000 | £273,101 | 387 |
| 2006 | £156,000 | £270,796 | 509 |
| 2005 | £151,800 | £270,143 | 346 |
| 2004 | £152,100 | £276,243 | 153 |
| 2003 | £103,200 | £190,119 | 180 |
| 2002 | £130,000 | £244,594 | 60 |
| 2001 | £122,000 | £234,539 | 7 |
| 2000 | £102,000 | £200,175 | 43 |
| 1999 | £96,000 | £191,323 | 30 |
| 1998 | £16,000 | £32,297 | 1 |
| 1997 | £111,000 | £227,639 | 2 |
| 1996 | £48,000 | £101,230 | 2 |
| 1995 | £107,500 | £233,688 | 2 |
In cash terms the typical M4 4 home went from £107,500 in 1995 to £205,000 in 2026, a 91% rise. Deflate those figures and little remains: roughly -12% in real terms, which says the pounds changed more than the homes did. The real-terms peak came in 2022, and today's median remains roughly 45% under it: a 2022 buyer is still waiting to get that price back in today's money.
Year-on-year change in the M4 4 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 1999 (+500.0% on the year before); the weakest, 1998 (−85.6%). 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) | −18.0% | −19.9% |
| 5 years (since 2021) | −6.9% | −11.2% |
| 10 years (since 2016) | +3.0% | −0.4% |
| 20 years (since 2006) | +1.4% | −1.4% |
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
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.
Over the last twelve months of data, 27 sales completed in M4 4. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 211 sales a year before the financial crisis and 94 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 M4 4 is
Only 27 sales completed here in the last twelve months of data, which makes M4 4 a thin market. Each figure rests on few transactions, so single streets can swing the median and the charts deserve a sceptical squint. 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.
Rents around M4 4
M4 4 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.
£1,352 a month is £16,224 a year, which against the £205,000 median sold price makes a gross yield of 7.9%. 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.
Asked and answered: M4 4 (Arndale)
Are property prices falling in M4 4 (Arndale)?
Is M4 4 (Arndale) a good place to buy a house?
How much did a house sell for in M4 4 (Arndale)?
What happens to M4 4 prices now?
Prediction is not this page's business. Its business is the record, which says: the median is down 30% over five years in cash but down 45% after inflation. Read the volume chart with the price chart before acting on either, remembering that registrations trail the deals themselves by weeks.
On the market in M4 today
This is what you could actually buy today: 74 homes currently on the market from 11 agents publishing to HomesIndex.
These cover the whole M4 district, not just M4 4: live asking prices are collected per district.
59% of what is on the market here is asking below what comparable homes actually sold for. Each listing is compared with recent recorded sales of similar homes nearby.
- Navigation Street, Manchester
- Albion Works, 12 Pollard Street, Manchester, M4 7AU
- Barton Place, 3 Hornbeam Way, Manches...
"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 M4 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.
The price of an extra bedroom 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 | — | £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. Blank cells mean too few homes for the figure to mean anything.
The risers and the fallers
The spread across the M area is the point: the same five years treated these districts very differently.
Winners and losers across the M area, five years
The districts that gained and lost most in cash terms, each row linking through to its own report.
Other sectors in M4
A few minutes' walk can separate two very different markets. Here are M4's other sectors, each with its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| M4 1 | £195,000 | 21 |
| M4 5 | £247,500 | 16 |
| M4 6 | £305,000 | 39 |
| M4 7 | £205,000 | 45 |
Zoom out to the full M4 district report for the type split, monthly volumes and how M4 compares with its neighbours.
Selling in M4 4? Start from the sold record
Start from what homes here actually sold for, not an estimate. Before booking a house valuation or flat valuation in M4 4, use the average prices map for a rough value: zoom from M4 4's shading down to the sold homes on your own street. The figures above are every recorded M4 4 sale; agents price with this same Land Registry record, and now you have it too.
Estate agents working M4 4: the featured spot on this report is free for founding agents, one per district. Claim M4 4.
Dig further
Behind the answers sits the same Land Registry record as this page, with M4 4 already set as the subject. Free, one click sign in.
See every individual M4 4 sale on the live map, mapped to the exact address, or zoom the average prices map from neighbourhood shading down to single homes. The report tool writes a custom answer to a specific question, and the mortgage and rent calculator on any sale runs the numbers on 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.