Local market reports › M area › M44
Irlam market report M44, Manchester
The M44 (Irlam) 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: 8,964 completed sales registered with HM Land Registry in M44 (Manchester) since 1995, plus current ONS rental figures. There are no valuations, estimates or asking prices in it.
Sales recorded to July 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.
In short: a typical M44 (Manchester) home changed hands for £235,000 in 2026 (median of 79 registered sales, up 31% on five years earlier), with the mean at £239,600, and by floor area homes here have averaged about £2,730 per square metre over the last five years. Source: 8,964 completed sales on the HM Land Registry record since 1995, updated with each monthly release. No valuations, no asking prices.
M44 is a postcode district covering Irlam, Cadishead 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 M44 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 M44 homes really sell for
Take the 79 registered 2026 sales in M44 and the middle price, the median, is £235,000. The mean lands at £239,600, almost on top of it, so sales bunch tightly around the typical price.
Price per square metre in M44
Measured by floor area, the last five years of M44 sales average about £2,730 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.
Against a national (England and Wales) median of £285,000, M44 runs 18% below it.
M44's median sold price, 1995 to 2026
The cash median beside its inflation-adjusted twin (ONS CPIH). The adjusted line answers the harder question, whether homes really got dearer. Hover for the figures; the legend toggles each series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £235,000 | £235,000 | 79 |
| 2025 | £230,000 | £235,500 | 296 |
| 2024 | £225,000 | £239,221 | 253 |
| 2023 | £216,800 | £238,210 | 210 |
| 2022 | £212,000 | £248,594 | 263 |
| 2021 | £180,000 | £227,903 | 334 |
| 2020 | £169,000 | £219,281 | 218 |
| 2019 | £159,000 | £208,411 | 277 |
| 2018 | £150,000 | £199,953 | 297 |
| 2017 | £143,200 | £195,310 | 290 |
| 2016 | £137,500 | £192,364 | 314 |
| 2015 | £120,000 | £169,560 | 233 |
| 2014 | £124,000 | £175,916 | 251 |
| 2013 | £130,000 | £187,057 | 221 |
| 2012 | £130,500 | £192,080 | 232 |
| 2011 | £120,000 | £181,154 | 199 |
| 2010 | £116,500 | £182,702 | 184 |
| 2009 | £121,500 | £195,312 | 155 |
| 2008 | £116,500 | £190,968 | 220 |
| 2007 | £121,000 | £205,250 | 418 |
| 2006 | £117,800 | £204,486 | 513 |
| 2005 | £110,000 | £195,756 | 402 |
| 2004 | £100,000 | £181,620 | 466 |
| 2003 | £75,000 | £138,168 | 399 |
| 2002 | £57,000 | £107,245 | 372 |
| 2001 | £47,500 | £91,316 | 328 |
| 2000 | £48,800 | £95,770 | 312 |
| 1999 | £50,000 | £99,647 | 369 |
| 1998 | £45,000 | £90,836 | 271 |
| 1997 | £42,100 | £86,339 | 225 |
| 1996 | £39,000 | £82,249 | 156 |
| 1995 | £44,000 | £95,649 | 207 |
In cash terms the typical M44 home went from £44,000 in 1995 to £235,000 in 2026, roughly 5 times the price. Adjusted for inflation it still comes to a real rise of roughly 146%, so homes here got dearer in substance, not only in cash. The real-terms peak came in 2022, and today's median remains roughly 5% under it: a 2022 buyer is still waiting to get that price back in today's money.
Year-on-year change in the M44 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 (+33.3% on the year before); the weakest, 1996 (−11.4%). 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) | +2.2% | −0.2% |
| 5 years (since 2021) | +5.5% | +0.6% |
| 10 years (since 2016) | +5.5% | +2.0% |
| 20 years (since 2006) | +3.5% | +0.7% |
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.
Detached, semi, terraced, flat: four markets in one
A single median hides the split beneath it. Sales of semi-detached homes dominate the record here, 48% of the typed total. A detached home currently trades at £325,000 against £124,500 for a flat, 2.6 times the price.
Median by property type, M44
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 | £325,000 | 11 | 1,391 |
| Semi-detached | £247,500 | 34 | 4,276 |
| Terraced | £225,400 | 26 | 2,750 |
| Flats | £124,500 | 8 | 520 |
How many homes change hands in M44
Sales per year, counted
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
Registrations by month. The repeating sawtooth is seasonality, and the right-hand edge always dips because the register lags completions.
Over the last twelve months of data, 200 sales completed in M44. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 401 sales a year before the financial crisis and 220 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 M44
The local authority for M44 is Salford, and its ONS average private rent currently stands at £1,162 a month (May 2026 figures). A one-bed averages £883 a month here and a four-or-more-bed £1,761, so size does most of the work in setting the rent.
Average monthly rent by size, Salford
ONS Price Index of Private Rents, May 2026.
Set against the £235,000 median sold price, £1,162 a month is £13,944 a year, a gross yield of 5.9%: 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.
The questions people bring to M44 (Irlam)
These are the recorded searches for the wider M report family, answered with this page's own figures.
One real search that lands here: average house price increase manchester since 2020
. The record's answer: the M44 (Irlam) median was £169,000 in 2020 and £235,000 in 2026, up 39% in cash and up 7% in today's money.
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.
Asked and answered: M44 (Irlam)
How much did a house sell for in M44 (Irlam)?
Are property prices falling in M44 (Irlam)?
Is M44 (Irlam) a good place to buy a house?
Where do M44 prices go next?
Nobody can tell you that, and this page will not pretend to. What the record shows: the median is up 31% over five years in cash and up 3% after inflation. If you are weighing a purchase, read the volume chart alongside the price one, and remember that every figure here is a completed sale, lagged by the weeks it takes the Land Registry to register it.
What you could buy in M44 now
Everything above is what homes in M44 sold for. This is what you could actually buy today: 3 homes currently on the market from an agent publishing to HomesIndex, at a typical asking price 38% above the M44 median sold price.
0% of current listings sit under the prices comparable homes actually fetched. Each listing is compared with recent recorded sales of similar homes nearby.
See every M44 home for sale on the map →
Live asking prices from estate agents who publish a feed to HomesIndex, refreshed every Monday and Thursday: a sample of the market, not every home for sale. Asking prices are not sale prices.
The price of an extra bedroom in M
The Land Registry record, split by size: what each kind of home actually sold for across the M area. 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. Sizes with too few homes to be meaningful are left blank.
The risers and the fallers
M44 ranks 11 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.
M area districts: five years of change
Cash-terms risers and fallers across the area; click any row for that district's full report.
Inside M44, sector by sector
Below district level sit the sectors, street groups with reports of their own, and the gaps between neighbouring ones can be sharp.
| Sector | Median (latest) | Sales that year |
|---|---|---|
| M44 5 | £235,000 | 39 |
| M44 6 | £234,000 | 40 |
How M44 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 | £238,000 | +29% |
| M44 (this report) | £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 M44: what the record supports
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in M44, open the average prices map and zoom from the M44 shading down to the sold homes on your own street. Every recorded M44 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 M44.
Dig further
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about M44. Free, with a one click sign in.
The live map plots every individual M44 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.
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.