Every figure on this page comes from the public record: 12,043 sales registered with HM Land Registry in M45 (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 data to April 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh.
M45 is the postcode district covering Whitefield, Besses o' th' Barn in Manchester. Districts are a practical way to slice a market: small enough to mean something locally, big enough to have a steady flow of sales to measure.
Where M45 sits
Click the map to open M45 on the live map, with every sale plotted at its address. The average pricing view shades the whole country the same way.
£280,000median sold price, 2026
+30%five-year change (cash)
296sales in the last 12 months
4.1%gross rental yield (est.)
What a home in M45 sells for
The 2026 median in M45 is £280,000, from 65 registered sales; the mean, £319,600, sits modestly above it, the usual shape of a market with an expensive tail.
For scale: the England and Wales median is £274,000, so M45 trades 2% above the country as a whole.
The price of a typical M45 home, 1995 to 2026
The median as recorded at the time, and each year restated in today's money (ONS CPIH), the sharper test of whether homes really got dearer. Hover for the year-by-year figures; click a legend entry to isolate a series.
Price at the timeIn today's money (CPIH)
See this chart as a table
Year
Median (cash)
Median (today's £)
Sales
2026
£280,000
£280,000
65
2025
£260,000
£260,000
332
2024
£250,000
£259,594
333
2023
£240,000
£257,543
303
2022
£235,000
£269,129
357
2021
£215,000
£265,860
430
2020
£196,500
£249,008
300
2019
£190,000
£243,228
367
2018
£177,200
£230,694
432
2017
£165,000
£219,788
412
2016
£152,500
£208,366
431
2015
£145,000
£200,100
385
2014
£138,000
£191,205
348
2013
£125,000
£175,662
235
2012
£131,500
£189,031
198
2011
£128,200
£189,013
212
2010
£139,200
£213,203
200
2009
£136,000
£213,515
190
2008
£137,500
£220,128
210
2007
£144,000
£238,559
443
2006
£135,000
£228,870
477
2005
£130,000
£225,945
445
2004
£107,200
£190,149
593
2003
£97,000
£174,524
630
2002
£76,000
£139,654
550
2001
£60,000
£112,653
441
2000
£56,000
£107,333
488
1999
£54,800
£106,663
485
1998
£50,000
£98,571
486
1997
£46,200
£92,534
489
1996
£43,000
£88,567
444
1995
£49,600
£105,305
332
In cash terms the typical M45 home went from £49,600 in 1995 to £280,000 in 2026, roughly 6 times the price. Even after inflation that is a real rise of about 166%: homes here genuinely became dearer, not just more expensive on paper.
Year-on-year change in the M45 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 (+27.6% on the year before); the weakest, 1996 (−13.3%). 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)
+7.7%
+7.7%
5 years (since 2021)
+5.4%
+1.0%
10 years (since 2016)
+6.3%
+3.0%
20 years (since 2006)
+3.7%
+1.0%
Compound annual growth of the median sold price; the real column deflates by ONS CPIH. Annualised figures smooth the cycle (the chart above shows the cycle), and past growth is a record, not a forecast.
Transaction volumes
How many homes change hands
Recorded sales per year. The dip after 2008 is the financial crisis; the last bar is still filling in as recent sales get registered.
The last five years, month by month
Monthly registrations. The sawtooth is seasonal; the register runs weeks behind completions at the right-hand edge.
M45 recorded 296 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 508 sales a year before the financial crisis and 278 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.
What homes rent for around M45
M45 falls under Bury, where the ONS puts the average private rent at £967 a month (May 2026 figures). A one-bed averages £684 a month here and a four-or-more-bed £1,559, so size does most of the work in setting the rent.
Average monthly rent by size, Bury
ONS Price Index of Private Rents, May 2026.
Set against the £280,000 median sold price, £967 a month is £11,604 a year, a gross yield of 4.1%: 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.
Will M45 prices rise from here?
Nobody can tell you that, and this page will not pretend to. What the record shows: the median is up 30% over five years in cash and up 5% 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.
Ladders and snakes: five-year risers and fallers
M45 ranks 9 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.
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.
Inside M45, street group by street group
Postcode sectors are the next slice down, each a group of streets. Prices can differ sharply between two sectors a few minutes' walk apart.
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.