Local market reports › M area › M45 › M45 8
Whitefield market report M45 8, Manchester
The standing M45 8 (Whitefield) property market report, rebuilt from the full public record every month. Every figure on this page comes from the public record: 3,145 sales registered with HM Land Registry in M45 8 (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.
Sales recorded to 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.
In short: a typical M45 8 (Manchester) home changed hands for £224,000 in 2026 (median of 25 registered sales, up 28% on five years earlier), with the mean at £239,500, and by floor area homes here have averaged about £2,730 per square metre over the last five years. Source: 3,145 completed sales on the HM Land Registry record since 1995, updated with each monthly release. No valuations, no asking prices.
M45 8 is one sector of M45 (Manchester): a handful of streets, and the most local view the sold record can give. The price of that locality is lumpier charts, because each year's median rests on fewer sales.
Where M45 8 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.
M45 8 sold prices: where the market stands
Take the 25 registered 2026 sales in M45 8 and the middle price, the median, is £224,000. The mean lands at £239,500, somewhat above it, as happens wherever a market carries an expensive tail.
House prices per square metre in M45 8
Averaged across five years of sales, floor space in M45 8 costs about £2,730 per square metre. Each sale's Energy Performance Certificate supplies the floor area, and pricing by the metre is what lets flats and houses share one scale.
Against a national (England and Wales) median of £285,000, M45 8 runs 21% below it.
A typical M45 8 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 | £224,000 | £224,000 | 25 |
| 2025 | £230,000 | £235,500 | 85 |
| 2024 | £207,000 | £220,084 | 84 |
| 2023 | £195,000 | £214,257 | 77 |
| 2022 | £205,000 | £240,386 | 78 |
| 2021 | £175,000 | £221,573 | 108 |
| 2020 | £162,000 | £210,198 | 57 |
| 2019 | £171,000 | £224,140 | 83 |
| 2018 | £143,800 | £191,688 | 101 |
| 2017 | £148,000 | £201,857 | 92 |
| 2016 | £130,000 | £181,871 | 95 |
| 2015 | £125,000 | £176,625 | 92 |
| 2014 | £120,000 | £170,241 | 70 |
| 2013 | £105,000 | £151,085 | 63 |
| 2012 | £105,000 | £154,547 | 59 |
| 2011 | £112,500 | £169,832 | 59 |
| 2010 | £116,000 | £181,918 | 51 |
| 2009 | £120,500 | £193,705 | 42 |
| 2008 | £118,500 | £194,247 | 48 |
| 2007 | £122,000 | £206,946 | 119 |
| 2006 | £123,500 | £214,380 | 157 |
| 2005 | £115,000 | £204,654 | 118 |
| 2004 | £95,500 | £173,447 | 182 |
| 2003 | £80,000 | £147,379 | 149 |
| 2002 | £65,500 | £123,238 | 160 |
| 2001 | £57,000 | £109,580 | 111 |
| 2000 | £57,600 | £113,040 | 178 |
| 1999 | £54,900 | £109,413 | 170 |
| 1998 | £55,000 | £111,021 | 141 |
| 1997 | £46,500 | £95,362 | 120 |
| 1996 | £43,000 | £90,685 | 99 |
| 1995 | £40,000 | £86,954 | 72 |
In cash terms the typical M45 8 home went from £40,000 in 1995 to £224,000 in 2026, roughly 6 times the price. Even after inflation that is a real rise of about 158%: homes here genuinely became dearer, not merely more expensive on paper. The real-terms peak came in 2022, and today's median remains roughly 7% under it: a 2022 buyer is still waiting to get that price back in today's money.
Year-on-year change in the M45 8 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 2003 (+22.1% on the year before); the weakest, 2012 (−6.7%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
What M45 8 has returned, per year
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −2.6% | −4.9% |
| 5 years (since 2021) | +5.1% | +0.2% |
| 10 years (since 2016) | +5.6% | +2.1% |
| 20 years (since 2006) | +3.0% | +0.2% |
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.
Transaction volumes
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.
Over the last twelve months of data, 25 sales completed in M45 8. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 147 sales a year before the financial crisis and 70 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.
Reading the M45 8 market
Only 25 sales completed here in the last twelve months of data, which makes M45 8 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. Within M45, this sector trades 19% below the district median: one of its district's cheaper corners.
What tenants pay around M45 8
M45 8 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 £224,000 median purchase price, a rent of £967 a month (£11,604 a year) works out at a 5.2% 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.
Asked and answered: M45 8 (Whitefield)
Is M45 8 (Whitefield) a good place to buy a house?
How much did a house sell for in M45 8 (Whitefield)?
Are property prices falling in M45 8 (Whitefield)?
Where do M45 8 prices go next?
No honest page predicts prices, so this one sticks to the record: the median is up 28% over five years in cash and flat after inflation. Anyone weighing a purchase should read the volume chart with the price chart, remembering that these are completed sales, registered weeks after the deals were actually struck.
On the market in M45 today
The live side of the market holds 33 homes at the moment, listed by 7 agents publishing to HomesIndex.
These cover the whole M45 district, not just M45 8: 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
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 M45 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.
Bedroom by bedroom: M prices by size
What homes of each size actually sold for across the M area, from the Land Registry record. 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%) | — |
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.
Five-year change in the median, M area districts
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 7 | £342,000 | 59 |
Zoom out to the full M45 district report for the type split, monthly volumes and how M45 compares with its neighbours.
Selling in M45 8? 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 M45 8, use the average prices map for a rough value: zoom from M45 8's shading down to the sold homes on your own street. The figures above are every recorded M45 8 sale; agents price with this same Land Registry record, and now you have it too.
Estate agents working M45 8: the featured spot on this report is free for founding agents, one per district. Claim M45 8.
Keep digging
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about M45 8. Free, with a one click sign in.
The live map plots every individual M45 8 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.