Local market reports › M area › M4 › M4 5
Arndale market report M4 5, Manchester
The M4 5 (Arndale) house price history in full, 1995 to 2026, in cash and in today's money. The raw material for this page is 1,712 HM Land Registry entries for M4 5 (Manchester), going back to 1995: each an actual purchase at an actual price. Rents come from the ONS. Valuations, estimates and asking prices appear nowhere in it.
Sales data to 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh.
In short: the middle 2026 sale in M4 5 (Manchester) came in at £247,500, out of 16 registered, down 34% on five years earlier, and the mean stands at £251,200, and by floor area homes here have averaged about £4,290 per square metre over the last five years. The record behind it is 1,712 completed sales lodged with HM Land Registry since 1995, monthly refreshed, with no valuations or asking prices anywhere in the figures.
A postcode sector like M4 5 is a single group of streets within M4 (Manchester), the finest slice the public record supports. Fewer sales stand behind each figure than at district level, so the lines jump about more.
Where M4 5 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 M4 5
16 sales were registered in M4 5 in 2026, and the middle one of them, the median, went for £247,500. The mean works out at £251,200, nearly identical to it, meaning sales cluster closely around the typical figure.
House prices per square metre in M4 5
The last five years of sales put M4 5 at roughly £4,290 per square metre. That figure, built from each sale's Energy Performance Certificate floor area, is the one that makes a small flat and a big house comparable.
For scale: the England and Wales median is £285,000, so M4 5 trades 13% below the country as a whole.
The price of a typical M4 5 home, 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 | £247,500 | £247,500 | 16 |
| 2025 | £290,000 | £296,935 | 61 |
| 2024 | £330,000 | £350,858 | 52 |
| 2023 | £335,000 | £368,083 | 156 |
| 2022 | £277,500 | £325,400 | 83 |
| 2021 | £372,500 | £471,633 | 62 |
| 2020 | £300,000 | £389,256 | 19 |
| 2019 | £222,000 | £290,989 | 71 |
| 2018 | £230,000 | £306,594 | 67 |
| 2017 | £213,000 | £290,511 | 70 |
| 2016 | £180,500 | £252,521 | 40 |
| 2015 | £160,000 | £226,080 | 157 |
| 2014 | £177,500 | £251,815 | 126 |
| 2013 | £170,000 | £244,613 | 55 |
| 2012 | £144,400 | £212,539 | 31 |
| 2011 | £144,500 | £218,139 | 20 |
| 2010 | £153,500 | £240,728 | 19 |
| 2009 | £140,000 | £225,051 | 13 |
| 2008 | £163,900 | £268,667 | 27 |
| 2007 | £157,400 | £266,994 | 80 |
| 2006 | £174,000 | £302,042 | 199 |
| 2005 | £180,000 | £320,327 | 27 |
| 2004 | £146,500 | £266,073 | 50 |
| 2003 | £152,800 | £281,495 | 105 |
| 2002 | £102,000 | £191,912 | 53 |
| 2001 | £160,000 | £307,592 | 29 |
| 2000 | £30,000 | £58,875 | 4 |
| 1999 | £35,000 | £69,753 | 5 |
| 1998 | £49,000 | £98,910 | 4 |
| 1997 | £24,000 | £49,219 | 5 |
| 1996 | £21,000 | £44,288 | 4 |
| 1995 | £45,000 | £97,823 | 2 |
In cash terms the typical M4 5 home went from £45,000 in 1995 to £247,500 in 2026, roughly 6 times the price. Inflation explains only part of it: in today's money the rise is still about 153%, a genuine increase in what a home here costs. In inflation-adjusted terms the high-water mark was 2021. The market now sits about 48% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the M4 5 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 2001 (+433.3% on the year before); the weakest, 1996 (−53.3%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
The long view: annualised growth
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −14.7% | −16.6% |
| 5 years (since 2021) | −7.9% | −12.1% |
| 10 years (since 2016) | +3.2% | −0.2% |
| 20 years (since 2006) | +1.8% | −1.0% |
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.
Sales activity in M4 5
The year-by-year sales count
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 register shows 16 M4 5 sales across the most recent twelve months of data. Turnover has held fairly steady across the cycle: about 74 sales a year recently, against 68 a year before 2008. 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 homes rent for around M4 5
For renting purposes M4 5 sits in Manchester. The ONS average private rent there is £1,352 a month (May 2026). A one-bed averages £989 a month here and a four-or-more-bed £1,989, so size does most of the work in setting the rent.
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 £247,500 median sold price makes a gross yield of 6.6%. 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.
How M4 5 trades
This is a thin market: 16 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. Against the M4 district median, M4 5 sits 17% higher, marking it as a dearer pocket of the district.
What people ask about M4 5 (Arndale)
How much did a house sell for in M4 5 (Arndale)?
Are property prices falling in M4 5 (Arndale)?
Is M4 5 (Arndale) a good place to buy a house?
Will M4 5 prices rise from here?
The record answers a different question than "what happens next": the median is down 34% over five years in cash but down 48% after inflation. Put the volume chart beside the price chart before drawing conclusions, and allow for the register's lag behind actual completions.
What is for sale in M4 right now
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 5: live asking prices are collected per district.
59% of what is on the market here is asking below what comparable homes actually sold for. Every listing is measured against recent recorded sales of similar nearby homes.
- Navigation Street, Manchester
- Albion Works, 12 Pollard Street, Manchester, M4 7AU
- Barton Place, 3 Hornbeam Way, Manches...
The "under comparable sales" label measures each asking price against real nearby sales of similar homes: an opening position for a conversation rather than a valuation. The home itself still needs looking at.
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.
Moving up a bedroom in M: the cost
What homes of each size actually sold for across the M area, 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%) | — |
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. 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.
Five-year change in the median, M area districts
The biggest risers and fallers in cash terms; every row links to that district's report.
Other sectors in M4
Prices can differ sharply between two sectors a few minutes' walk apart. The rest of M4, each linking to its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| M4 1 | £195,000 | 21 |
| M4 4 | £205,000 | 27 |
| 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 5? Start from the sold record
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in M4 5, open the average prices map and zoom from the M4 5 shading down to the sold homes on your own street. Every recorded M4 5 sale is on this page; the same Land Registry record is what agents price from, and it is now in your hands.
Local estate agents: one agent per district gets the featured spot on this report, free for founding agents. Claim M4 5.
Go deeper
Behind the answers sits the same Land Registry record as this page, with M4 5 already set as the subject. Free, one click sign in.
See every individual M4 5 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.
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.