Local market reports › M area › M45
Whitefield market report M45, Manchester
The standing M45 (Whitefield) property market report, rebuilt from the full public record every month. Every figure on this page comes from the public record: 11,477 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.
Covers registered sales to July 2026 and ONS rents for May 2026. Refreshed monthly as new sales reach the register.
In short: 107 registered 2026 sales put the M45 (Manchester) median at £275,000, up 24% on five years earlier, with a mean of £335,200, and by floor area homes here have averaged about £2,960 per square metre over the last five years. Everything rests on 11,477 completed HM Land Registry sales since 1995, refreshed monthly; valuations and asking prices play no part.
M45 is a postcode district covering Whitefield, Besses o' th' Barn 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 M45 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 homes really sell for
The M45 median stands at £275,000 for 2026, built from 107 registered sales; the mean, the figure usually quoted as the "average house price", is £335,200, well clear of it: the mark of a market where a small number of costly homes drag the average upwards.
M45 prices by floor area
Measured by floor area, the last five years of M45 sales average about £2,960 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.
The national median for England and Wales is £285,000, which puts M45 4% below the country at large.
The price of a typical M45 home, 1995 to 2026
Two lines: the median in the money of its day, and the same years restated by ONS CPIH into today's money, which is the truer test of getting dearer. Hover for exact figures; click a legend entry to isolate a series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £275,000 | £275,000 | 107 |
| 2025 | £270,000 | £276,457 | 285 |
| 2024 | £255,000 | £271,117 | 272 |
| 2023 | £242,500 | £266,448 | 267 |
| 2022 | £250,000 | £293,154 | 292 |
| 2021 | £222,500 | £281,714 | 366 |
| 2020 | £205,500 | £266,640 | 252 |
| 2019 | £200,000 | £262,152 | 313 |
| 2018 | £180,600 | £240,743 | 372 |
| 2017 | £167,200 | £228,044 | 368 |
| 2016 | £155,000 | £216,847 | 387 |
| 2015 | £150,000 | £211,950 | 343 |
| 2014 | £142,000 | £201,452 | 316 |
| 2013 | £125,000 | £179,863 | 224 |
| 2012 | £131,500 | £193,552 | 198 |
| 2011 | £128,200 | £193,533 | 212 |
| 2010 | £139,200 | £218,301 | 200 |
| 2009 | £136,000 | £218,621 | 190 |
| 2008 | £137,500 | £225,392 | 210 |
| 2007 | £144,000 | £244,264 | 443 |
| 2006 | £135,000 | £234,343 | 477 |
| 2005 | £130,000 | £231,348 | 445 |
| 2004 | £107,200 | £194,696 | 593 |
| 2003 | £97,000 | £178,698 | 630 |
| 2002 | £76,000 | £142,993 | 550 |
| 2001 | £60,000 | £115,347 | 441 |
| 2000 | £56,000 | £109,900 | 488 |
| 1999 | £54,800 | £109,214 | 485 |
| 1998 | £50,000 | £100,929 | 486 |
| 1997 | £46,200 | £94,747 | 489 |
| 1996 | £43,000 | £90,685 | 444 |
| 1995 | £49,600 | £107,823 | 332 |
In cash terms the typical M45 home went from £49,600 in 1995 to £275,000 in 2026, roughly 6 times the price. Adjusted for inflation it still comes to a real rise of roughly 155%, so homes here got dearer in substance, not only in cash. Measured in today's money the market peaked in 2022; the current median sits about 6% below that. Someone who bought at the 2022 peak has not yet seen that price back in real terms.
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.
The long view: annualised growth
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | +1.9% | −0.5% |
| 5 years (since 2021) | +4.3% | −0.5% |
| 10 years (since 2016) | +5.9% | +2.4% |
| 20 years (since 2006) | +3.6% | +0.8% |
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.
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, 43% of the typed total. A detached home currently trades at £550,000 against £180,000 for a flat, 3.1 times the price.
Median by property type, M45
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 | £550,000 | 25 | 1,905 |
| Semi-detached | £285,000 | 39 | 4,901 |
| Terraced | £217,000 | 32 | 3,571 |
| Flats | £180,000 | 11 | 1,100 |
Transaction volumes
How many homes change hands
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 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 230 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 245 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 kind of market M45 is
Among the 42 measurable districts of its area, M45 ranks 11 by median price: firmly in the dearer tier.
The rental side of M45
For renting purposes M45 sits in Bury. The ONS average private rent there is £967 a month (May 2026). The spread runs from £684 a month for a typical one-bed to £1,559 at four-plus bedrooms, which is size doing most of the pricing.
Average monthly rent by size, Bury
ONS Price Index of Private Rents, May 2026.
Against the £275,000 median purchase price, a rent of £967 a month (£11,604 a year) works out at a 4.2% 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.
Real searches this page gets asked
These are the recorded searches for the wider M report family, answered with this page's own figures.
People ask average house price increase manchester since 2020
. From the register: £205,500 in 2020 against £275,000 in 2026, which is a rise of 34% in cash (up 3% after inflation).
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: M45 (Whitefield)
How much did a house sell for in M45 (Whitefield)?
Are property prices falling in M45 (Whitefield)?
Is M45 (Whitefield) a good place to buy a house?
Will M45 prices rise from here?
The record answers a different question than "what happens next": the median is up 24% over five years in cash and flat 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
Everything above is what homes in M45 sold for. This is what you could actually buy today: 33 homes currently on the market from 7 agents publishing to HomesIndex, at a typical asking price level with the M45 median sold price.
Of everything listed here, 41% asks less than the sold record of comparable homes. Every listing is measured against recent recorded sales of similar nearby homes.
- 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 →
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.
The price of an extra bedroom in M
What homes of each size actually sold for across the M area, from the Land Registry record. How much a size step costs is a local fact: the third-bedroom premium runs from about a quarter to nearly four fifths depending on the area, and national rules of thumb miss it.
| 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
M45 ranks 16 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, sector by sector
The next slice down is the postcode sector: a group of streets, each with its own report. Two sectors a short walk apart can trade at sharply different prices.
| Sector | Median (latest) | Sales that year |
|---|---|---|
| M45 6 | £230,000 | 23 |
| M45 7 | £342,000 | 59 |
| M45 8 | £224,000 | 25 |
How M45 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 (this report) | £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 | £235,000 | +31% |
| M6 | £232,500 | +16% |
| M29 | £232,500 | +16% |
| M30 | £230,000 | +17% |
| M40 | £230,000 | +38% |
| M43 | £230,000 | +31% |
Thinking of selling in M45? Get a rough value first
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in M45, open the average prices map and zoom from the M45 shading down to the sold homes on your own street. Every recorded M45 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 M45.
Dig further
The AI answers from the same Land Registry data this report is built on, already scoped to M45. Free after a one click sign in.
Two maps carry on from here: every M45 sale at its exact address, and the average prices map from area shading down to single homes. The report tool answers a specific question in writing, and each sale's mortgage and rent calculator prices 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.