Local market reports › M area › M5
Ordsall market report M5, Salford
The M5 (Ordsall) 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: 10,865 completed sales registered with HM Land Registry in M5 (Salford) since 1995, plus current ONS rental figures. There are no valuations, estimates or asking prices in it.
Sales data to July 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh.
In short: the typical home in M5 (Salford) sold for £199,000 in 2026, the median of 94 registered sales, up 5% on five years earlier. The mean was £208,600, and by floor area homes here have averaged about £3,220 per square metre over the last five years. The figures cover 10,865 sales recorded by HM Land Registry since 1995 and refresh with each monthly release: completed sale prices, not valuations or asking prices.
The postcode district M5 covering Ordsall, Seedley, Weaste sits in Salford. A district is the workhorse unit for reading a market: local enough to be meaningful, busy enough that the medians rest on a steady flow of sales.
Where M5 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.
M5 sold prices: where the market stands
Across 94 registered 2026 sales, the typical (median) M5 home went for £199,000. The mean is £208,600, almost on top of it, so sales bunch tightly around the typical price.
Price per square metre in M5
A square metre of M5 home has cost about £3,220 on average across the last five years of sales, using the floor area on each home's Energy Performance Certificate: the measure that puts a studio and a five-bed on the same footing.
England and Wales as a whole trade at a £285,000 median, leaving M5 30% below the national figure.
M5's median sold price, 1995 to 2026
One line records the median as paid; the other restates every year in today's money via ONS CPIH, the honest measure of getting dearer. Hover for year figures, click the legend to isolate a line.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £199,000 | £199,000 | 94 |
| 2025 | £200,000 | £204,783 | 271 |
| 2024 | £212,500 | £225,931 | 419 |
| 2023 | £186,000 | £204,369 | 388 |
| 2022 | £193,000 | £226,315 | 375 |
| 2021 | £190,000 | £240,565 | 733 |
| 2020 | £219,800 | £285,195 | 513 |
| 2019 | £168,000 | £220,208 | 486 |
| 2018 | £172,000 | £229,279 | 547 |
| 2017 | £163,000 | £222,316 | 471 |
| 2016 | £134,500 | £188,167 | 728 |
| 2015 | £125,000 | £176,625 | 464 |
| 2014 | £101,000 | £143,286 | 247 |
| 2013 | £94,800 | £136,408 | 170 |
| 2012 | £95,000 | £139,828 | 111 |
| 2011 | £97,000 | £146,433 | 185 |
| 2010 | £95,000 | £148,984 | 135 |
| 2009 | £103,000 | £165,573 | 169 |
| 2008 | £126,800 | £207,852 | 270 |
| 2007 | £134,300 | £227,810 | 586 |
| 2006 | £112,000 | £194,418 | 724 |
| 2005 | £95,000 | £169,062 | 473 |
| 2004 | £82,500 | £149,836 | 515 |
| 2003 | £57,000 | £105,008 | 354 |
| 2002 | £44,500 | £83,726 | 275 |
| 2001 | £35,000 | £67,286 | 263 |
| 2000 | £31,000 | £60,838 | 181 |
| 1999 | £29,000 | £57,795 | 156 |
| 1998 | £30,000 | £60,557 | 133 |
| 1997 | £32,000 | £65,626 | 140 |
| 1996 | £33,800 | £71,283 | 150 |
| 1995 | £32,000 | £69,563 | 139 |
In cash terms the typical M5 home went from £32,000 in 1995 to £199,000 in 2026, roughly 6 times the price. Inflation explains only part of it: in today's money the rise is still about 186%, a genuine increase in what a home here costs. Measured in today's money the market peaked in 2020; the current median sits about 30% below that. Someone who bought at the 2020 peak has not yet seen that price back in real terms.
Year-on-year change in the M5 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 (+44.7% on the year before); the weakest, 2009 (−18.8%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Detached, semi, terraced, flat: four markets in one
A single median hides the split beneath it. Sales of flats dominate the record here, 73% of the typed total. In 2015, the last year both were recorded here, a detached home traded at £150,000 against £129,700 for a flat, a 16% premium.
Median by property type, M5
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 | £150,000 (2015) | – | 28 |
| Semi-detached | £265,500 | 12 | 860 |
| Terraced | £237,500 | 24 | 2,001 |
| Flats | £163,800 | 58 | 7,933 |
What M5 has returned, per year
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −0.5% | −2.8% |
| 5 years (since 2021) | +0.9% | −3.7% |
| 10 years (since 2016) | +4.0% | +0.6% |
| 20 years (since 2006) | +2.9% | +0.1% |
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.
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.
Month by month, five years back
Monthly registrations. The sawtooth is seasonal; the register runs weeks behind completions at the right-hand edge.
M5 recorded 204 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 421 sales a year before the financial crisis and 309 a year over the last five. Price without volume misleads: a median built on few sales jumps around, and one street can tilt it. Keep in mind too that the latest year is still filling in, since sales reach the register weeks or months after completion.
How M5 trades
Expect volatility in the annual figures: swings past ten per cent show up repeatedly above, and they usually reflect the mix of homes sold in a given year rather than genuine repricing. In its area's price order M5 comes 37 of 42, towards the cheaper end of the table.
Rents around M5
For renting purposes M5 sits in Salford. The ONS average private rent there is £1,162 a month (May 2026). The spread runs from £883 a month for a typical one-bed to £1,761 at four-plus bedrooms, which is size doing most of the pricing.
Average monthly rent by size, Salford
ONS Price Index of Private Rents, May 2026.
Set against the £199,000 median sold price, £1,162 a month is £13,944 a year, a gross yield of 7.0%: 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.
Asked and answered: M5 (Ordsall)
Is M5 (Ordsall) a good place to buy a house?
How much did a house sell for in M5 (Ordsall)?
Are property prices falling in M5 (Ordsall)?
What people search before landing on M5 (Ordsall)
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 M5 (Ordsall) median was £219,800 in 2020 and £199,000 in 2026, down 9% in cash and down 30% 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.
Are M5 prices heading up or down?
Nobody can tell you that, and this page will not pretend to. What the record shows: the median is up 5% over five years in cash but down 17% 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.
M5's current homes for sale
Everything above is what homes in M5 sold for. This is what you could actually buy today: 65 homes currently on the market from 9 agents publishing to HomesIndex, at a typical asking price 20% below the M5 median sold price.
50% of what is on the market here is asking below what comparable homes actually sold for. Each listing is compared with recent recorded sales of similar homes nearby.
- Steele House, Woden Street, Salford, ...
- Everard Street, Salford, Lancashire, M5
- The Mill, South Hall Street, Salford,...
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 M5 home for sale on the map →
Refreshed every Monday and Thursday from agents' own feeds to HomesIndex, so a sample of the market rather than all of it. An asking price remains an ask, not a sale.
Moving up a bedroom in M: the cost
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%) | — |
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. Where too few homes exist to say anything meaningful, the cell is blank.
The risers and the fallers
M5 ranks 33 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.
Winners and losers across the M area, five years
The biggest risers and fallers in cash terms; every row links to that district's report.
Inside M5, sector by sector
Postcode sectors are the next slice down, each a group of streets with its own market report. Prices can differ sharply between two sectors a few minutes' walk apart.
| Sector | Median (latest) | Sales that year |
|---|---|---|
| M5 3 | £175,000 | 31 |
| M5 4 | £248,500 | 44 |
| M5 5 | £218,300 | 19 |
How M5 compares nearby
Same city, different markets. The dearest districts of the M area, and M5 itself, which ranks 37 of 42 by median price:
| 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 | £235,000 | +31% |
| M6 | £232,500 | +16% |
| M29 | £232,500 | +16% |
| M30 | £230,000 | +17% |
| M40 | £230,000 | +38% |
| M5 (this report) | £199,000 | +5% |
Selling in M5? Start from the sold record
Ground the asking price in real sold prices first. The average prices map gives a rough value in a minute: start at M5's shading and zoom to the sold homes on the street itself. Agents work from this same Land Registry record when they value; this page puts it in front of you before they arrive.
Estate agents working M5: the featured spot on this report is free for founding agents, one per district. Claim M5.
Dig further
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about M5. Free, with a one click sign in.
Two maps carry on from here: every M5 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.