Local market reports › M area › M45 › M45 7
Whitefield market report M45 7, Manchester
The M45 7 (Whitefield) house price history in full, 1995 to 2026, in cash and in today's money. The raw material for this page is 5,298 HM Land Registry entries for M45 7 (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.
Covers registered sales to 2026 and ONS rents for May 2026. Refreshed monthly as new sales reach the register.
In short: the 2026 median for M45 7 (Manchester) is £342,000, from 59 registered sales, up 21% on five years earlier; the mean is £407,000, and by floor area homes here have averaged about £3,130 per square metre over the last five years. Behind the figures sit 5,298 HM Land Registry entries going back to 1995, refreshed monthly, every one a completed sale rather than a valuation or an asking price.
M45 7 is a postcode sector: one group of streets inside M45 (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 M45 7 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 M45 7 homes really sell for
The 2026 median for M45 7 is £342,000, taken from 59 registered sales. The mean, which is what most sites call the "average house price", is £407,000, well above it, the signature of a heavy top tail: a handful of expensive sales lifting the average.
M45 7 prices by floor area
The last five years of sales put M45 7 at roughly £3,130 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.
Against a national (England and Wales) median of £285,000, M45 7 runs 20% above it.
A typical M45 7 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 | £342,000 | £342,000 | 59 |
| 2025 | £310,000 | £317,413 | 127 |
| 2024 | £307,500 | £326,936 | 128 |
| 2023 | £275,000 | £302,158 | 123 |
| 2022 | £300,000 | £351,784 | 150 |
| 2021 | £282,000 | £357,048 | 154 |
| 2020 | £249,000 | £323,083 | 122 |
| 2019 | £247,500 | £324,413 | 143 |
| 2018 | £215,000 | £286,599 | 175 |
| 2017 | £200,000 | £272,780 | 180 |
| 2016 | £221,000 | £309,181 | 162 |
| 2015 | £189,000 | £267,057 | 181 |
| 2014 | £167,000 | £236,919 | 166 |
| 2013 | £170,000 | £244,613 | 112 |
| 2012 | £167,500 | £246,539 | 86 |
| 2011 | £179,500 | £270,976 | 98 |
| 2010 | £187,800 | £294,519 | 96 |
| 2009 | £156,000 | £250,771 | 101 |
| 2008 | £162,000 | £265,552 | 107 |
| 2007 | £175,000 | £296,849 | 205 |
| 2006 | £159,200 | £276,351 | 208 |
| 2005 | £151,000 | £268,719 | 205 |
| 2004 | £143,600 | £260,806 | 214 |
| 2003 | £150,000 | £276,336 | 311 |
| 2002 | £115,000 | £216,372 | 260 |
| 2001 | £68,000 | £130,727 | 205 |
| 2000 | £63,700 | £125,011 | 210 |
| 1999 | £60,000 | £119,577 | 209 |
| 1998 | £56,000 | £113,040 | 206 |
| 1997 | £52,500 | £107,667 | 213 |
| 1996 | £47,200 | £99,543 | 218 |
| 1995 | £57,000 | £123,909 | 164 |
In cash terms the typical M45 7 home went from £57,000 in 1995 to £342,000 in 2026, roughly 6 times the price. Inflation explains only part of it: in today's money the rise is still about 176%, a genuine increase in what a home here costs. In inflation-adjusted terms the high-water mark was 2021. The market now sits about 4% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the M45 7 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 2002 (+69.1% on the year before); the weakest, 1996 (−17.2%). 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) | +10.3% | +7.7% |
| 5 years (since 2021) | +3.9% | −0.9% |
| 10 years (since 2016) | +4.5% | +1.0% |
| 20 years (since 2006) | +3.9% | +1.1% |
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.
The turnover behind the prices
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.
Over the last twelve months of data, 59 sales completed in M45 7. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 227 sales a year before the financial crisis and 117 a year over the last five. 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.
The shape of the M45 7 market
Only 59 sales completed here in the last twelve months of data, which makes M45 7 a thin market. Each figure rests on few transactions, so single streets can swing the median and the charts deserve a sceptical squint. The record here is jumpy: year-on-year moves of ten per cent or more are common in the chart above, mostly a function of which homes happened to sell rather than the market lurching. Against the M45 district median, M45 7 sits 24% higher, marking it as a dearer pocket of the district.
The rental side of M45 7
M45 7 falls under Bury, where the ONS puts the average private rent at £967 a month (May 2026 figures). 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.
Against the £342,000 median purchase price, a rent of £967 a month (£11,604 a year) works out at a 3.4% 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 M45 7 (Whitefield)
Is M45 7 (Whitefield) a good place to buy a house?
How much did a house sell for in M45 7 (Whitefield)?
Are property prices falling in M45 7 (Whitefield)?
Where do M45 7 prices go next?
The record answers a different question than "what happens next": the median is up 21% over five years in cash but down 4% after inflation. Put the volume chart beside the price chart before drawing conclusions, and allow for the register's lag behind actual completions.
What you could buy in M45 now
Turning to what is actually available: 33 homes on the market right now, from 7 agents publishing to HomesIndex.
These cover the whole M45 district, not just M45 7: live asking prices are collected per district.
41% of current listings sit under the prices comparable homes actually fetched. Each listing is compared with recent recorded sales of similar homes nearby.
- Lancaster Avenue, Whitefield, M45, Whitefield
- Sergeants Lane, Whitefield, Greater Manchester
- Myrtle Grove, Whitefield, Greater 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 M45 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.
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 | — | £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.
M area districts: five years of change
The districts that gained and lost most in cash terms, each row linking through to its own report.
Other sectors in M45
Prices can differ sharply between two sectors a few minutes' walk apart. The rest of M45, each linking to its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| M45 6 | £230,000 | 23 |
| M45 8 | £224,000 | 25 |
Zoom out to the full M45 district report for the type split, monthly volumes and how M45 compares with its neighbours.
Before you sell in M45 7: what the record supports
Start from what homes here actually sold for, not an estimate. Before booking a house valuation or flat valuation in M45 7, use the average prices map for a rough value: zoom from M45 7's shading down to the sold homes on your own street. The figures above are every recorded M45 7 sale; agents price with this same Land Registry record, and now you have it too.
Estate agents working M45 7: the featured spot on this report is free for founding agents, one per district. Claim M45 7.
Take it further
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about M45 7. Free, with a one click sign in.
The live map plots every individual M45 7 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.
About the numbers: everything is computed from HM Land Registry Price Paid Data (Crown copyright, OGL v3.0), geocoded to the address; today's-money figures use the ONS CPIH index, and rents are the ONS Price Index of Private Rents by local authority. These are medians of recorded sales, not valuations, and none of it is financial advice.