Where to Buy Property Investments in Manchester: Yields of 8.1%

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Manchester is a city in the North West of England. Average sold prices in Manchester sit at £248,071 on the HM Land Registry House Price Index, 15.6% above the North West regional average of £214,678 yet 14.4% below England's £289,946. That makes Manchester the premium market of the North West, priced above its surrounding boroughs but still below the national average. The city's population grew 9.7% between the 2011 and 2021 censuses, from 503,127 to 551,938 residents, comfortably ahead of the England and Wales average of 6.3%.

Manchester's prices are not propped up by high local wages. The median gross weekly salary is £715.60, below the North West's £734.80 and Great Britain's £766.60, so prices have pulled away from what local earners can afford. For investors that gap is the opportunity, because it leaves a large tenant base that needs to rent rather than buy. Prices also vary widely within the city, from £208,132 in M11 to £417,169 in M21, and M21, the dearest postcode, has the lowest yield.

The sold-price figures in this guide cover the Manchester council area. The postcode tables cover 22 postcodes, from the city centre and inner suburbs out to the southern residential belt and Manchester Airport. A few of them, including M3, M5, M6 and M50, cross into Salford. The wider Greater Manchester boroughs have their own guides for Salford, Bolton, and Stockport. Manchester sits at the centre of the North West city region.

Article updated: July 2026

Why Invest in Manchester?

Manchester's population grew 9.7% between the 2011 and 2021 censuses, from 503,127 to 551,938 residents. That is well ahead of the England and Wales average of 6.3%, and it puts Manchester among the handful of English cities outside London that consistently pull in internal migration from the rest of the UK. Around 100,000 students study across the city's universities, and graduate retention here is among the highest in the country. Young professionals stay, employers follow, more young professionals arrive.

The local employment rate of 73.6% sits below both the North West average of 74.2% and Great Britain's 75.6%, and the unemployment rate of 6.6% is above the regional 4.1% and GB's 4.3%. Those readings reflect a big-city profile that concentrates both opportunity and deprivation in the same place. Over the past decade Manchester's economy has broadened well beyond its old reliance on financial services and the public sector, into technology, creative and digital industries, life sciences, and a large higher-education base.

Median gross annual earnings in Manchester are £36,278, a little below the North West and further below Great Britain as a whole. Lower local pay reads two ways for an investor. It is part of why Manchester house prices have stayed below the England average, because prices are anchored to what local earners can afford. It also leaves a large pool of households who rent rather than buy, particularly in the city centre and the inner suburbs where prices have pulled away from local wages.

Manchester Economic Summary

• Population: 551,938 (2021 Census). Growth of 9.7% from 2011.
• Median annual salary: £36,278 (local), £37,445 (North West), £39,125 (Great Britain)
• Employment rate: 73.6% (local), 74.2% (North West), 75.6% (Great Britain)
• Unemployment rate: 6.6% (local), 4.1% (North West), 4.3% (Great Britain)
• Key employment sectors: Financial and professional services, technology, creative and digital, higher education, healthcare, public sector

Source: ONS Census 2021, Nomis Labour Market Profile (ASHE 2025, Employment Oct 2024-Sep 2025)

Source: Office for National Statistics - Population for Manchester

Regeneration and Investment in Manchester

Three regeneration and rail schemes are planned or under way in and around Manchester: Victoria North in the city itself, the Old Trafford regeneration next door in Trafford, and Northern Powerhouse Rail from Liverpool. For an investor, the thing to check is which postcodes each one reaches.

• Victoria North (under construction, £4 billion): The UK's largest residential regeneration programme, delivering up to 15,000 new homes across seven neighbourhoods between Victoria Station and Queen's Park. Its new homes go into the M40, M9 and M4 postcodes. Phase 1, at Collyhurst, is due in 2026. A new Metrolink stop at Sandhills is also funded. Updates at Manchester City Council.
• Old Trafford Regeneration (Mayoral Development Corporation launched January 2026, £7.3bn annual economic contribution): A 400-acre masterplan around a 100,000-seat new stadium, covering up to 48,000 jobs and 15,000 homes, chaired by Lord Sebastian Coe. It is the single largest regeneration catalyst in the city's history, and the M16 and M17 waterfront corridors opposite MediaCityUK are the postcodes in its direct path. Updates at GMCA.
• Northern Powerhouse Rail (funding confirmed January 2026, £45 billion programme): The plan is a new rail line from Liverpool to Manchester, running via Warrington and Manchester Airport. The line adds a new underground station at Piccadilly and a new station at the airport. It replaces the cancelled northern leg of HS2. The growth zones around each station are designed to unlock homes and jobs at scale, and for Manchester the Piccadilly and airport stations put the southern corridor of M22 and M23 in the frame. Updates at GOV.UK.

Manchester Property Market Analysis

Average property prices in Manchester have risen 633.8% since January 1995, from £33,806 to £248,071. The sections below break down that journey cycle by cycle, then drill into current postcode-level data for sold prices, price per square foot, asking prices, growth trends, and monthly transaction volumes.

When Was the Last House Price Crash in Manchester?

Manchester's last house price crash took the average down 20.5%, from its August 2007 peak to a low in March 2009. Manchester is recorded by HM Land Registry at local authority level, so every sold-price figure covers the Manchester local authority area. The Land Registry House Price Index tracks average prices from January 1995 to March 2026, covering 31 years of market cycles.

The 1995 to 2007 boom: Manchester started at £33,806 in January 1995 and nearly quadrupled by the peak, reaching £134,540 in August 2007. The transformation from a post-industrial city into a major services and knowledge economy drove sustained demand, and the 2002 Commonwealth Games accelerated regeneration across East Manchester and the city centre.

2008 to 2009, the financial crisis: Prices fell from the August 2007 peak of £134,540 to a trough of £106,994 in March 2009, a decline of 20.5%. The worst year-on-year reading was -18.1% in February 2009. Manchester fell harder than both England (-18.2%) and the North West region (-18.3%), and the correction landed across all property types fairly evenly, with terraced houses hit hardest at -18.5% and detached least affected at -17.4%.

The 2010 to 2013 drift: Prices bounced off the trough but then moved sideways, holding between £110,621 in December 2011 and £119,793 in November 2013 with no sustained recovery. The wider North West bottomed out even later, not reaching its own trough until January 2013. Manchester's economy was rebuilding, but buyer confidence stayed fragile.

Recovery, 2014 to 2016: Growth returned, with prices climbing from around £120,000 to £148,000 as the city's economic diversification began to pay off. The BBC's move to MediaCityUK, the expansion of Manchester Airport, and a growing technology base created new demand. Prices passed the pre-crash peak of £134,540 in August 2015, eight years after it was set.

The 2017 to 2019 pre-pandemic growth: Prices rose from £153,000 to £171,000 as Manchester established itself as one of the UK's leading buy-to-let cities. Institutional money flowed into build-to-rent and purpose-built student accommodation, and the Northern Powerhouse narrative pulled in both domestic and overseas capital.

2020 to 2022, the pandemic surge: Prices climbed from £174,000 in early 2020 to a high of £234,545 in June 2022. Manchester's affordability relative to London and the South East made it a magnet for yield-seeking investors, and the stamp duty holiday amplified demand.

The 2023 rate shock: Higher mortgage rates paused the market, and prices slipped to £222,199 by May 2023 before steadying. The correction was modest compared to 2008, measured in months rather than years.

The 2024 high and gentle easing: The recovery carried prices to an all-time high of £255,632 in July 2024, then eased back to £248,071 by March 2026, a year-on-year change of 1.4% and around 3% below the peak. The city held onto the bulk of its pandemic-era gains, leaving the current price 84.4% above the pre-crash peak of £134,540.

Long-term growth summary:

• 5 years (March 2021 to March 2026): 18.2% growth (£209,849 to £248,071)
• 10 years (March 2016 to March 2026): 75.3% growth (£141,537 to £248,071)
• 15 years (March 2011 to March 2026): 122.6% growth (£111,448 to £248,071)
• 20 years (March 2006 to March 2026): 122.1% growth (£111,677 to £248,071)
• 30 years (January 1995 to March 2026): 633.8% growth (£33,806 to £248,071)

Manchester's 20.5% crash was deeper than both the regional and national averages. Its recovery took eight years, against six years and eight months for England. The North West as a whole took longer still, at nine years and five months, so Manchester led the regional recovery. An investor who bought at the exact peak in August 2007 would now be up 84.4% on the Land Registry average. The 30-year return of 633.8% reflects how far the city has come from its 1995 base, the highest starting discount of any major North West market. Source: HM Land Registry House Price Index for Manchester.

• All property types
• Detached
• Semi-detached
• Terraced
• Flats

Source: HM Land Registry House Price Index

Year	All property types	Detached	Semi-detached	Terraced	Flats
1995-01	£33,806	£63,223	£40,075	£30,748	£31,418
1995-02	£33,434	£62,027	£39,774	£30,358	£31,075
1995-03	£33,329	£61,569	£39,616	£30,295	£30,964
1995-04	£33,057	£60,753	£39,306	£30,039	£30,785
1995-05	£33,101	£60,767	£39,291	£30,107	£30,865
1995-06	£33,301	£61,216	£39,569	£30,224	£31,250
1995-07	£33,483	£61,798	£39,824	£30,388	£31,283
1995-08	£33,524	£62,266	£39,913	£30,411	£31,206
1995-09	£32,768	£61,020	£38,993	£29,777	£30,270
1995-10	£31,522	£58,845	£37,598	£28,559	£29,292
1995-11	£30,774	£57,389	£36,758	£27,806	£28,843
1995-12	£30,948	£57,679	£37,055	£27,882	£29,184
1996-01	£31,487	£58,750	£37,681	£28,382	£29,654
1996-02	£31,320	£58,398	£37,496	£28,227	£29,476
1996-03	£30,834	£57,712	£36,970	£27,741	£29,043
1996-04	£30,681	£57,173	£36,727	£27,621	£28,992
1996-05	£31,471	£58,550	£37,587	£28,429	£29,561
1996-06	£32,449	£60,157	£38,640	£29,367	£30,531
1996-07	£33,398	£62,111	£39,841	£30,235	£31,218
1996-08	£33,524	£62,693	£40,070	£30,316	£31,251
1996-09	£33,330	£62,680	£39,872	£30,172	£30,823
1996-10	£32,801	£61,878	£39,283	£29,678	£30,273
1996-11	£32,207	£60,623	£38,562	£29,119	£29,841
1996-12	£32,566	£61,111	£39,060	£29,431	£30,123
1997-01	£32,671	£61,213	£39,196	£29,546	£30,137
1997-02	£33,153	£62,386	£39,782	£29,963	£30,619
1997-03	£32,868	£62,037	£39,378	£29,725	£30,387
1997-04	£32,792	£61,763	£39,250	£29,673	£30,350
1997-05	£33,163	£62,202	£39,758	£30,065	£30,357
1997-06	£33,399	£62,711	£40,110	£30,314	£30,271
1997-07	£34,272	£64,434	£41,183	£31,138	£30,858
1997-08	£34,433	£65,010	£41,407	£31,266	£30,969
1997-09	£34,962	£65,921	£42,073	£31,728	£31,466
1997-10	£34,744	£65,703	£41,884	£31,477	£31,300
1997-11	£34,533	£65,407	£41,671	£31,260	£31,113
1997-12	£33,600	£63,818	£40,602	£30,355	£30,368
1998-01	£34,145	£65,042	£41,206	£30,861	£30,890
1998-02	£34,418	£65,386	£41,475	£31,072	£31,378
1998-03	£35,023	£66,386	£42,153	£31,623	£32,022
1998-04	£35,729	£67,412	£43,066	£32,234	£32,703
1998-05	£36,734	£69,187	£44,248	£33,227	£33,434
1998-06	£37,762	£71,221	£45,453	£34,153	£34,421
1998-07	£38,579	£72,924	£46,442	£34,914	£35,059
1998-08	£39,472	£75,005	£47,533	£35,694	£35,856
1998-09	£39,401	£75,037	£47,514	£35,652	£35,578
1998-10	£38,911	£74,232	£46,897	£35,153	£35,318
1998-11	£37,654	£71,985	£45,473	£33,875	£34,423
1998-12	£38,541	£73,465	£46,542	£34,589	£35,533
1999-01	£38,014	£72,373	£45,929	£34,092	£35,098
1999-02	£37,446	£71,116	£45,216	£33,610	£34,543
1999-03	£36,046	£68,541	£43,500	£32,335	£33,299
1999-04	£36,382	£68,825	£43,850	£32,715	£33,565
1999-05	£37,160	£70,058	£44,710	£33,457	£34,335
1999-06	£37,700	£71,049	£45,346	£34,009	£34,702
1999-07	£38,551	£73,016	£46,361	£34,791	£35,416
1999-08	£39,545	£75,036	£47,558	£35,753	£36,154
1999-09	£40,645	£77,309	£48,807	£36,754	£37,222
1999-10	£39,722	£75,671	£47,752	£35,767	£36,631
1999-11	£38,680	£73,682	£46,517	£34,777	£35,767
1999-12	£38,081	£72,266	£45,789	£34,181	£35,400
2000-01	£38,076	£72,363	£45,803	£34,209	£35,274
2000-02	£38,701	£73,785	£46,552	£34,726	£35,913
2000-03	£38,431	£73,515	£46,333	£34,477	£35,465
2000-04	£39,179	£74,600	£47,122	£35,151	£36,336
2000-05	£39,879	£75,614	£47,977	£35,760	£37,051
2000-06	£41,071	£77,685	£49,406	£36,783	£38,296
2000-07	£41,754	£79,510	£50,385	£37,332	£38,806
2000-08	£42,407	£81,121	£51,250	£37,747	£39,657
2000-09	£42,979	£82,814	£51,900	£38,185	£40,342
2000-10	£42,797	£82,539	£51,761	£37,898	£40,344
2000-11	£42,010	£81,298	£50,753	£37,169	£39,716
2000-12	£42,347	£81,751	£51,172	£37,329	£40,371
2001-01	£41,915	£80,770	£50,470	£36,968	£40,163
2001-02	£42,933	£82,305	£51,662	£37,905	£41,136
2001-03	£42,227	£80,910	£50,830	£37,344	£40,288
2001-04	£43,461	£83,145	£52,206	£38,476	£41,520
2001-05	£44,145	£84,242	£52,977	£39,118	£42,177
2001-06	£44,877	£85,316	£53,756	£39,775	£43,012
2001-07	£46,051	£87,654	£55,295	£40,822	£43,951
2001-08	£47,096	£89,940	£56,489	£41,729	£45,035
2001-09	£48,567	£93,083	£58,132	£43,028	£46,574
2001-10	£48,405	£92,824	£57,907	£42,807	£46,635
2001-11	£47,723	£91,622	£57,201	£42,093	£46,084
2001-12	£47,106	£90,079	£56,538	£41,402	£45,775
2002-01	£46,796	£89,430	£56,115	£41,063	£45,697
2002-02	£46,883	£89,484	£56,073	£41,160	£45,934
2002-03	£47,354	£90,324	£56,643	£41,630	£46,256
2002-04	£49,344	£93,681	£58,910	£43,393	£48,358
2002-05	£50,714	£95,841	£60,602	£44,589	£49,692
2002-06	£52,664	£99,361	£62,778	£46,350	£51,709
2002-07	£53,809	£101,731	£64,197	£47,462	£52,503
2002-08	£56,061	£106,053	£66,864	£49,464	£54,679
2002-09	£56,058	£106,422	£67,057	£49,471	£54,359
2002-10	£56,434	£107,193	£67,696	£49,677	£54,772
2002-11	£56,972	£108,661	£68,335	£50,164	£55,226
2002-12	£57,654	£109,503	£69,189	£50,685	£56,079
2003-01	£57,735	£109,465	£69,074	£50,898	£56,113
2003-02	£56,858	£107,093	£68,034	£50,111	£55,354
2003-03	£57,140	£107,759	£68,271	£50,474	£55,474
2003-04	£56,905	£106,996	£68,187	£50,175	£55,236
2003-05	£59,133	£111,410	£71,055	£52,210	£56,962
2003-06	£61,372	£115,077	£73,653	£54,115	£59,462
2003-07	£65,936	£123,097	£79,098	£58,226	£63,779
2003-08	£67,638	£125,584	£81,037	£59,826	£65,398
2003-09	£69,558	£129,212	£83,544	£61,747	£66,465
2003-10	£69,789	£129,583	£83,726	£62,043	£66,602
2003-11	£70,984	£131,770	£85,160	£63,103	£67,750
2003-12	£73,720	£135,495	£88,172	£65,617	£70,656
2004-01	£75,410	£138,561	£90,175	£67,241	£72,031
2004-02	£74,446	£136,160	£88,866	£66,477	£71,031
2004-03	£73,876	£135,357	£87,973	£65,987	£70,383
2004-04	£75,362	£136,202	£89,589	£67,587	£71,617
2004-05	£79,103	£141,259	£93,639	£71,300	£75,008
2004-06	£82,790	£146,461	£97,900	£74,786	£78,420
2004-07	£87,024	£153,695	£103,202	£78,873	£81,897
2004-08	£89,888	£159,037	£106,815	£81,597	£84,259
2004-09	£92,203	£163,633	£109,815	£84,004	£85,803
2004-10	£91,369	£162,171	£108,387	£83,103	£85,492
2004-11	£91,369	£161,706	£108,152	£83,108	£85,657
2004-12	£90,960	£159,923	£107,329	£82,689	£85,620
2005-01	£89,174	£156,493	£104,853	£81,043	£84,220
2005-02	£89,248	£156,464	£104,996	£81,002	£84,438
2005-03	£90,030	£158,047	£105,968	£81,665	£85,218
2005-04	£92,925	£162,530	£109,576	£84,479	£87,673
2005-05	£96,630	£169,124	£113,814	£88,071	£90,985
2005-06	£100,426	£174,279	£118,000	£91,946	£94,324
2005-07	£104,679	£181,605	£123,256	£96,083	£97,922
2005-08	£107,078	£185,808	£126,090	£98,600	£99,819
2005-09	£107,109	£186,700	£126,447	£98,841	£99,414
2005-10	£107,810	£187,818	£126,890	£99,596	£100,150
2005-11	£107,868	£187,534	£127,017	£99,725	£100,110
2005-12	£109,443	£189,084	£128,309	£101,142	£101,962
2006-01	£110,187	£190,378	£129,043	£101,966	£102,579
2006-02	£111,733	£192,234	£130,379	£103,328	£104,345
2006-03	£111,677	£193,461	£130,780	£103,442	£103,830
2006-04	£112,873	£194,973	£132,210	£104,679	£104,834
2006-05	£114,025	£197,057	£133,830	£105,896	£105,628
2006-06	£116,518	£200,195	£136,735	£108,424	£107,806
2006-07	£118,269	£203,067	£138,936	£110,444	£109,009
2006-08	£119,444	£205,150	£140,560	£111,973	£109,581
2006-09	£122,485	£211,066	£144,257	£114,833	£112,275
2006-10	£123,399	£212,984	£145,358	£115,573	£113,191
2006-11	£125,094	£216,105	£147,482	£117,197	£114,645
2006-12	£124,477	£214,228	£146,584	£116,899	£113,945
2007-01	£124,329	£213,868	£146,484	£116,938	£113,618
2007-02	£126,470	£217,195	£148,757	£118,728	£115,928
2007-03	£124,224	£213,773	£146,283	£116,773	£113,624
2007-04	£126,085	£216,254	£148,285	£118,780	£115,208
2007-05	£125,439	£214,212	£147,232	£118,477	£114,507
2007-06	£130,182	£221,953	£152,644	£123,094	£118,799
2007-07	£132,825	£226,782	£155,733	£125,548	£121,244
2007-08	£134,540	£230,988	£158,234	£127,589	£122,130
2007-09	£134,037	£230,713	£157,884	£127,121	£121,525
2007-10	£131,310	£226,599	£154,522	£124,477	£119,152
2007-11	£130,522	£225,714	£153,664	£123,444	£118,650
2007-12	£132,223	£228,652	£155,449	£124,921	£120,418
2008-01	£133,301	£230,848	£156,742	£125,961	£121,355
2008-02	£132,634	£230,030	£155,777	£125,262	£120,882
2008-03	£128,644	£224,365	£151,428	£121,467	£117,035
2008-04	£127,631	£223,363	£150,375	£120,677	£115,833
2008-05	£126,959	£221,381	£149,627	£120,092	£115,183
2008-06	£128,039	£221,847	£150,717	£121,196	£116,231
2008-07	£127,600	£220,054	£150,589	£120,542	£115,929
2008-08	£126,234	£217,493	£149,108	£119,375	£114,499
2008-09	£122,968	£213,471	£145,197	£116,113	£111,676
2008-10	£120,255	£209,198	£141,793	£113,363	£109,497
2008-11	£118,261	£206,268	£139,519	£111,217	£107,896
2008-12	£115,522	£200,893	£136,629	£108,902	£104,978
2009-01	£111,660	£195,148	£132,081	£105,206	£101,475
2009-02	£108,673	£190,058	£128,393	£102,111	£99,155
2009-03	£106,994	£187,049	£126,010	£100,000	£98,434
2009-04	£107,687	£186,989	£126,858	£100,510	£99,284
2009-05	£108,648	£188,332	£128,050	£101,618	£99,927
2009-06	£111,592	£193,585	£131,796	£104,716	£102,084
2009-07	£113,796	£197,956	£134,838	£107,318	£103,221
2009-08	£114,528	£199,884	£136,153	£108,392	£103,160
2009-09	£115,294	£201,442	£137,389	£109,199	£103,543
2009-10	£114,135	£199,878	£136,306	£108,068	£102,321
2009-11	£114,084	£200,544	£136,183	£108,248	£102,033
2009-12	£115,523	£202,672	£138,122	£110,122	£102,690
2010-01	£114,769	£202,178	£137,605	£109,732	£101,401
2010-02	£114,366	£201,696	£137,738	£109,334	£100,660
2010-03	£111,554	£197,739	£134,346	£106,043	£98,695
2010-04	£114,554	£202,340	£137,790	£108,684	£101,687
2010-05	£115,850	£204,655	£139,075	£109,753	£103,150
2010-06	£117,228	£206,964	£140,951	£111,464	£103,862
2010-07	£115,394	£204,982	£138,885	£109,947	£101,871
2010-08	£116,672	£207,788	£140,969	£111,214	£102,604
2010-09	£116,293	£208,161	£140,614	£110,751	£102,248
2010-10	£118,081	£211,323	£142,766	£112,214	£104,056
2010-11	£115,249	£206,901	£139,132	£109,301	£101,859
2010-12	£114,642	£205,629	£138,495	£108,505	£101,488
2011-01	£111,856	£200,878	£135,040	£105,684	£99,238
2011-02	£113,635	£204,130	£136,978	£107,284	£101,024
2011-03	£111,448	£201,409	£134,240	£105,102	£99,189
2011-04	£112,030	£202,293	£134,802	£105,628	£99,840
2011-05	£112,098	£201,590	£134,582	£105,497	£100,371
2011-06	£115,225	£205,676	£138,344	£108,542	£103,167
2011-07	£117,629	£209,288	£141,183	£110,785	£105,421
2011-08	£117,797	£210,230	£142,090	£111,333	£104,641
2011-09	£118,237	£212,033	£142,782	£111,957	£104,638
2011-10	£114,583	£206,700	£138,900	£108,546	£100,909
2011-11	£112,278	£202,543	£135,998	£106,057	£99,266
2011-12	£110,621	£199,453	£134,037	£104,271	£98,003
2012-01	£112,136	£201,920	£136,037	£105,869	£99,082
2012-02	£113,201	£204,113	£137,542	£107,311	£99,400
2012-03	£114,394	£205,594	£139,063	£108,752	£100,132
2012-04	£115,442	£207,416	£140,084	£109,607	£101,414
2012-05	£114,128	£204,409	£138,273	£108,226	£100,638
2012-06	£115,414	£206,371	£139,597	£109,669	£101,706
2012-07	£115,273	£205,492	£139,378	£109,814	£101,334
2012-08	£118,671	£211,460	£143,523	£113,359	£103,932
2012-09	£117,661	£210,275	£142,493	£112,310	£102,953
2012-10	£116,948	£209,425	£141,668	£111,545	£102,366
2012-11	£114,441	£205,480	£138,675	£109,014	£100,260
2012-12	£112,700	£203,235	£136,665	£107,242	£98,723
2013-01	£112,330	£202,808	£136,774	£106,874	£97,987
2013-02	£111,858	£202,055	£136,370	£106,446	£97,394
2013-03	£111,509	£201,574	£135,958	£105,888	£97,283
2013-04	£111,676	£201,926	£135,577	£106,036	£97,808
2013-05	£113,664	£205,153	£137,887	£107,810	£99,768
2013-06	£114,919	£206,298	£139,459	£109,330	£100,562
2013-07	£116,725	£208,737	£141,611	£111,248	£102,011
2013-08	£117,063	£209,200	£142,075	£111,752	£102,084
2013-09	£118,866	£213,643	£144,360	£113,330	£103,659
2013-10	£119,712	£216,616	£145,697	£113,820	£104,433
2013-11	£119,793	£217,468	£145,874	£113,715	£104,598
2013-12	£119,673	£216,821	£145,780	£113,631	£104,463
2014-01	£119,298	£216,269	£145,436	£113,493	£103,814
2014-02	£120,822	£220,132	£147,629	£115,146	£104,676
2014-03	£120,103	£219,064	£146,826	£114,386	£104,054
2014-04	£120,254	£218,971	£146,975	£114,651	£104,122
2014-05	£120,798	£218,937	£147,392	£115,169	£104,790
2014-06	£123,628	£223,996	£150,894	£118,083	£107,040
2014-07	£126,766	£229,480	£154,799	£121,280	£109,560
2014-08	£128,275	£232,595	£156,937	£122,958	£110,488
2014-09	£129,978	£235,838	£159,153	£124,771	£111,725
2014-10	£130,036	£236,755	£159,431	£124,637	£111,775
2014-11	£129,931	£237,043	£159,379	£124,305	£111,810
2014-12	£128,746	£235,431	£157,906	£122,896	£110,998
2015-01	£128,873	£235,525	£157,987	£122,889	£111,262
2015-02	£128,736	£234,898	£157,454	£122,661	£111,428
2015-03	£128,771	£235,140	£157,549	£122,351	£111,717
2015-04	£128,869	£236,089	£157,812	£122,620	£111,547
2015-05	£131,114	£240,430	£160,959	£124,754	£113,295
2015-06	£131,653	£241,311	£161,925	£125,849	£113,126
2015-07	£133,245	£243,453	£164,000	£127,333	£114,511
2015-08	£135,437	£247,722	£166,752	£129,706	£116,118
2015-09	£138,912	£255,119	£170,982	£132,829	£119,243
2015-10	£140,232	£258,747	£172,964	£134,212	£120,052
2015-11	£138,641	£256,330	£171,222	£132,535	£118,694
2015-12	£139,009	£257,490	£171,927	£132,927	£118,838
2016-01	£140,698	£260,271	£174,193	£134,491	£120,261
2016-02	£141,684	£262,294	£175,647	£135,543	£120,895
2016-03	£141,537	£261,119	£175,325	£135,363	£120,912
2016-04	£142,743	£264,183	£176,514	£136,482	£122,069
2016-05	£143,260	£264,399	£176,405	£136,855	£122,993
2016-06	£144,935	£268,269	£178,372	£138,430	£124,457
2016-07	£144,978	£267,174	£178,098	£138,501	£124,677
2016-08	£147,328	£271,843	£181,113	£140,634	£126,716
2016-09	£148,982	£274,657	£183,277	£142,081	£128,205
2016-10	£148,735	£275,147	£183,196	£141,262	£128,345
2016-11	£148,988	£276,871	£183,631	£141,039	£128,846
2016-12	£149,725	£278,882	£184,282	£141,470	£129,801
2017-01	£151,638	£282,922	£186,396	£143,269	£131,554
2017-02	£152,968	£284,859	£187,623	£144,566	£132,893
2017-03	£153,371	£285,547	£187,984	£144,642	£133,572
2017-04	£153,298	£284,816	£187,583	£144,478	£133,765
2017-05	£152,324	£282,097	£186,620	£143,343	£133,036
2017-06	£154,699	£284,832	£189,145	£145,697	£135,270
2017-07	£156,712	£287,635	£191,768	£147,729	£136,879
2017-08	£161,660	£296,296	£197,674	£152,796	£140,947
2017-09	£162,771	£299,278	£199,476	£154,019	£141,509
2017-10	£164,283	£303,106	£201,789	£155,364	£142,630
2017-11	£164,921	£305,311	£203,096	£155,782	£143,045
2017-12	£165,474	£306,557	£204,288	£156,515	£143,096
2018-01	£163,757	£303,320	£202,297	£154,841	£141,595
2018-02	£162,430	£302,681	£201,021	£153,944	£139,891
2018-03	£161,480	£301,356	£199,975	£153,196	£138,888
2018-04	£165,220	£309,156	£205,048	£157,439	£141,290
2018-05	£166,140	£309,986	£206,339	£158,531	£141,889
2018-06	£169,859	£317,089	£211,385	£161,970	£144,928
2018-07	£169,818	£317,228	£211,301	£161,807	£144,990
2018-08	£172,287	£321,766	£214,384	£164,157	£147,099
2018-09	£169,878	£317,353	£211,125	£161,935	£145,111
2018-10	£170,226	£318,143	£211,674	£162,258	£145,348
2018-11	£170,110	£319,034	£211,979	£162,148	£144,961
2018-12	£171,882	£322,911	£214,746	£163,933	£146,085
2019-01	£172,299	£324,399	£215,471	£163,999	£146,555
2019-02	£170,583	£321,455	£213,356	£162,380	£145,020
2019-03	£170,641	£322,220	£213,650	£162,384	£144,918
2019-04	£171,533	£323,408	£214,740	£163,731	£145,295
2019-05	£171,782	£323,063	£215,060	£164,150	£145,394
2019-06	£170,807	£320,116	£213,595	£163,332	£144,668
2019-07	£171,181	£320,071	£213,930	£163,766	£145,032
2019-08	£174,341	£326,166	£217,916	£167,131	£147,396
2019-09	£175,963	£329,238	£219,515	£168,963	£148,770
2019-10	£177,549	£332,700	£222,506	£170,454	£149,557
2019-11	£178,488	£334,908	£224,119	£170,969	£150,408
2019-12	£177,994	£334,910	£224,407	£170,624	£149,336
2020-01	£175,233	£330,453	£221,021	£168,074	£146,850
2020-02	£171,338	£323,877	£216,374	£164,905	£142,926
2020-03	£174,004	£329,404	£219,891	£167,506	£145,010
2020-04	£169,425	£322,078	£214,283	£163,624	£140,585
2020-05	£166,771	£317,631	£211,168	£160,670	£138,547
2020-06	£166,010	£315,203	£210,325	£160,143	£137,731
2020-07	£175,019	£330,289	£221,386	£168,615	£145,688
2020-08	£184,754	£348,272	£234,136	£178,314	£153,314
2020-09	£186,042	£351,635	£235,918	£179,609	£154,205
2020-10	£187,069	£354,828	£237,353	£180,867	£154,694
2020-11	£188,973	£358,060	£239,157	£183,019	£156,359
2020-12	£193,243	£366,162	£244,497	£187,650	£159,519
2021-01	£199,296	£374,107	£251,339	£193,285	£165,362
2021-02	£201,691	£375,708	£253,457	£195,748	£167,885
2021-03	£209,849	£386,631	£262,287	£203,298	£176,007
2021-04	£210,199	£387,775	£262,330	£204,033	£176,168
2021-05	£210,236	£388,427	£262,435	£204,078	£176,126
2021-06	£211,418	£389,827	£263,698	£206,457	£176,242
2021-07	£208,722	£385,391	£260,485	£203,368	£174,272
2021-08	£209,079	£388,080	£262,067	£204,028	£173,554
2021-09	£206,360	£385,305	£259,738	£201,240	£170,667
2021-10	£211,691	£399,740	£268,004	£206,930	£173,536
2021-11	£217,269	£411,091	£275,270	£212,200	£178,106
2021-12	£220,027	£419,509	£279,613	£214,953	£179,676
2022-01	£229,527	£435,577	£292,094	£224,930	£186,733
2022-02	£230,066	£435,685	£292,671	£225,718	£187,155
2022-03	£230,158	£436,369	£293,646	£225,413	£187,036
2022-04	£229,818	£435,471	£292,905	£225,351	£186,729
2022-05	£232,717	£441,274	£297,333	£228,671	£188,151
2022-06	£234,545	£443,679	£299,348	£230,997	£189,421
2022-07	£231,065	£435,870	£295,162	£227,974	£186,158
2022-08	£230,341	£434,111	£294,180	£227,867	£185,092
2022-09	£232,660	£438,732	£297,412	£230,628	£186,349
2022-10	£231,541	£438,337	£296,365	£229,676	£184,961
2022-11	£234,049	£444,264	£299,963	£232,127	£186,679
2022-12	£233,605	£443,842	£299,522	£231,628	£186,271
2023-01	£231,174	£439,485	£296,759	£228,676	£184,573
2023-02	£226,523	£431,002	£290,263	£223,216	£181,706
2023-03	£223,965	£427,555	£287,073	£219,386	£180,438
2023-04	£223,559	£427,179	£286,084	£218,407	£180,661
2023-05	£222,199	£423,421	£283,992	£216,744	£179,975
2023-06	£224,700	£426,781	£286,562	£219,992	£181,817
2023-07	£229,283	£433,803	£292,500	£224,979	£185,239
2023-08	£237,753	£449,691	£303,797	£234,331	£191,217
2023-09	£243,626	£460,887	£311,624	£240,565	£195,520
2023-10	£248,175	£468,447	£316,895	£244,996	£199,489
2023-11	£245,089	£463,585	£313,237	£241,205	£197,315
2023-12	£239,704	£452,821	£306,390	£235,469	£193,260
2024-01	£233,879	£442,625	£299,029	£229,791	£188,466
2024-02	£229,955	£433,597	£293,702	£226,327	£185,182
2024-03	£229,310	£431,475	£292,113	£225,198	£185,546
2024-04	£231,082	£433,402	£294,148	£226,889	£187,248
2024-05	£248,644	£464,664	£315,670	£243,808	£202,408
2024-06	£252,916	£471,919	£321,026	£248,664	£205,327
2024-07	£255,632	£476,918	£324,766	£252,117	£206,609
2024-08	£246,332	£460,170	£313,231	£243,822	£198,040
2024-09	£244,986	£459,337	£312,243	£242,629	£196,277
2024-10	£244,536	£459,721	£311,453	£241,900	£196,246
2024-11	£242,717	£457,699	£309,777	£239,887	£194,512
2024-12	£243,658	£460,855	£310,993	£240,966	£195,034
2025-01	£242,975	£460,439	£310,884	£240,574	£193,705
2025-02	£242,034	£458,600	£309,721	£240,067	£192,496
2025-03	£244,674	£457,387	£312,034	£242,943	£194,945
2025-04	£243,879	£457,857	£311,799	£241,707	£194,201
2025-05	£246,103	£464,259	£315,362	£243,861	£195,662
2025-06	£243,343	£463,790	£313,882	£241,528	£192,340
2025-07	£248,246	£471,022	£320,318	£247,732	£195,544
2025-08	£248,869	£470,514	£321,831	£249,084	£195,455
2025-09	£249,551	£472,811	£323,157	£250,223	£195,563
2025-10	£249,758	£473,819	£323,604	£250,118	£195,802
2025-11	£251,853	£477,898	£325,721	£252,144	£197,692
2025-12	£254,425	£482,287	£329,381	£255,018	£199,455
2026-01	£253,290	£479,355	£328,544	£254,996	£197,795
2026-02	£251,073	£477,049	£327,272	£253,354	£195,102
2026-03	£248,071	£472,408	£324,158	£250,696	£192,202

• All property types
• Detached
• Semi-detached
• Terraced
• Flats

Source: HM Land Registry House Price Index

Year	All property types	Detached	Semi-detached	Terraced	Flats
1996-01	-6.9%	-7.1%	-6.0%	-7.7%	-5.6%
1996-02	-6.3%	-5.9%	-5.7%	-7.0%	-5.1%
1996-03	-7.5%	-6.3%	-6.7%	-8.4%	-6.2%
1996-04	-7.2%	-5.9%	-6.6%	-8.1%	-5.8%
1996-05	-4.9%	-3.6%	-4.3%	-5.6%	-4.2%
1996-06	-2.6%	-1.7%	-2.3%	-2.8%	-2.3%
1996-07	-0.3%	+0.5%	0.0%	-0.5%	-0.2%
1996-08	0.0%	+0.7%	+0.4%	-0.3%	+0.1%
1996-09	+1.7%	+2.7%	+2.3%	+1.3%	+1.8%
1996-10	+4.1%	+5.2%	+4.5%	+3.9%	+3.3%
1996-11	+4.7%	+5.6%	+4.9%	+4.7%	+3.5%
1996-12	+5.2%	+5.9%	+5.4%	+5.6%	+3.2%
1997-01	+3.8%	+4.2%	+4.0%	+4.1%	+1.6%
1997-02	+5.9%	+6.8%	+6.1%	+6.1%	+3.9%
1997-03	+6.6%	+7.5%	+6.5%	+7.2%	+4.6%
1997-04	+6.9%	+8.0%	+6.9%	+7.4%	+4.7%
1997-05	+5.4%	+6.2%	+5.8%	+5.8%	+2.7%
1997-06	+2.9%	+4.2%	+3.8%	+3.2%	-0.9%
1997-07	+2.6%	+3.7%	+3.4%	+3.0%	-1.2%
1997-08	+2.7%	+3.7%	+3.3%	+3.1%	-0.9%
1997-09	+4.9%	+5.2%	+5.5%	+5.2%	+2.1%
1997-10	+5.9%	+6.2%	+6.6%	+6.1%	+3.4%
1997-11	+7.2%	+7.9%	+8.1%	+7.4%	+4.3%
1997-12	+3.2%	+4.4%	+3.9%	+3.1%	+0.8%
1998-01	+4.5%	+6.3%	+5.1%	+4.4%	+2.5%
1998-02	+3.8%	+4.8%	+4.3%	+3.7%	+2.5%
1998-03	+6.6%	+7.0%	+7.0%	+6.4%	+5.4%
1998-04	+9.0%	+9.1%	+9.7%	+8.6%	+7.8%
1998-05	+10.8%	+11.2%	+11.3%	+10.5%	+10.1%
1998-06	+13.1%	+13.6%	+13.3%	+12.7%	+13.7%
1998-07	+12.6%	+13.2%	+12.8%	+12.1%	+13.6%
1998-08	+14.6%	+15.4%	+14.8%	+14.2%	+15.8%
1998-09	+12.7%	+13.8%	+12.9%	+12.4%	+13.1%
1998-10	+12.0%	+13.0%	+12.0%	+11.7%	+12.8%
1998-11	+9.0%	+10.1%	+9.1%	+8.4%	+10.6%
1998-12	+14.7%	+15.1%	+14.6%	+13.9%	+17.0%
1999-01	+11.3%	+11.3%	+11.5%	+10.5%	+13.6%
1999-02	+8.8%	+8.8%	+9.0%	+8.2%	+10.1%
1999-03	+2.9%	+3.2%	+3.2%	+2.3%	+4.0%
1999-04	+1.8%	+2.1%	+1.8%	+1.5%	+2.6%
1999-05	+1.2%	+1.3%	+1.0%	+0.7%	+2.7%
1999-06	-0.2%	-0.2%	-0.2%	-0.4%	+0.8%
1999-07	-0.1%	+0.1%	-0.2%	-0.4%	+1.0%
1999-08	+0.2%	0.0%	+0.1%	+0.2%	+0.8%
1999-09	+3.2%	+3.0%	+2.7%	+3.1%	+4.6%
1999-10	+2.1%	+1.9%	+1.8%	+1.7%	+3.7%
1999-11	+2.7%	+2.4%	+2.3%	+2.7%	+3.9%
1999-12	-1.2%	-1.6%	-1.6%	-1.2%	-0.4%
2000-01	+0.2%	0.0%	-0.3%	+0.3%	+0.5%
2000-02	+3.4%	+3.8%	+3.0%	+3.3%	+4.0%
2000-03	+6.6%	+7.3%	+6.5%	+6.6%	+6.5%
2000-04	+7.7%	+8.4%	+7.5%	+7.4%	+8.3%
2000-05	+7.3%	+7.9%	+7.3%	+6.9%	+7.9%
2000-06	+8.9%	+9.3%	+9.0%	+8.2%	+10.4%
2000-07	+8.3%	+8.9%	+8.7%	+7.3%	+9.6%
2000-08	+7.2%	+8.1%	+7.8%	+5.6%	+9.7%
2000-09	+5.7%	+7.1%	+6.3%	+3.9%	+8.4%
2000-10	+7.7%	+9.1%	+8.4%	+6.0%	+10.1%
2000-11	+8.6%	+10.3%	+9.1%	+6.9%	+11.0%
2000-12	+11.2%	+13.1%	+11.8%	+9.2%	+14.0%
2001-01	+10.1%	+11.6%	+10.2%	+8.1%	+13.9%
2001-02	+10.9%	+11.5%	+11.0%	+9.2%	+14.5%
2001-03	+9.9%	+10.1%	+9.7%	+8.3%	+13.6%
2001-04	+10.9%	+11.5%	+10.8%	+9.5%	+14.3%
2001-05	+10.7%	+11.4%	+10.4%	+9.4%	+13.8%
2001-06	+9.3%	+9.8%	+8.8%	+8.1%	+12.3%
2001-07	+10.3%	+10.2%	+9.7%	+9.3%	+13.3%
2001-08	+11.1%	+10.9%	+10.2%	+10.5%	+13.6%
2001-09	+13.0%	+12.4%	+12.0%	+12.7%	+15.5%
2001-10	+13.1%	+12.5%	+11.9%	+13.0%	+15.6%
2001-11	+13.6%	+12.7%	+12.7%	+13.2%	+16.0%
2001-12	+11.2%	+10.2%	+10.5%	+10.9%	+13.4%
2002-01	+11.6%	+10.7%	+11.2%	+11.1%	+13.8%
2002-02	+9.2%	+8.7%	+8.5%	+8.6%	+11.7%
2002-03	+12.1%	+11.6%	+11.4%	+11.5%	+14.8%
2002-04	+13.5%	+12.7%	+12.8%	+12.8%	+16.5%
2002-05	+14.9%	+13.8%	+14.4%	+14.0%	+17.8%
2002-06	+17.4%	+16.5%	+16.8%	+16.5%	+20.2%
2002-07	+16.8%	+16.1%	+16.1%	+16.3%	+19.5%
2002-08	+19.0%	+17.9%	+18.4%	+18.5%	+21.4%
2002-09	+15.4%	+14.3%	+15.4%	+15.0%	+16.7%
2002-10	+16.6%	+15.5%	+16.9%	+16.0%	+17.4%
2002-11	+19.4%	+18.6%	+19.5%	+19.2%	+19.8%
2002-12	+22.4%	+21.6%	+22.4%	+22.4%	+22.5%
2003-01	+23.4%	+22.4%	+23.1%	+24.0%	+22.8%
2003-02	+21.3%	+19.7%	+21.3%	+21.7%	+20.5%
2003-03	+20.7%	+19.3%	+20.5%	+21.2%	+19.9%
2003-04	+15.3%	+14.2%	+15.7%	+15.6%	+14.2%
2003-05	+16.6%	+16.2%	+17.2%	+17.1%	+14.6%
2003-06	+16.5%	+15.8%	+17.3%	+16.8%	+15.0%
2003-07	+22.5%	+21.0%	+23.2%	+22.7%	+21.5%
2003-08	+20.7%	+18.4%	+21.2%	+20.9%	+19.6%
2003-09	+24.1%	+21.4%	+24.6%	+24.8%	+22.3%
2003-10	+23.7%	+20.9%	+23.7%	+24.9%	+21.6%
2003-11	+24.6%	+21.3%	+24.6%	+25.8%	+22.7%
2003-12	+27.9%	+23.7%	+27.4%	+29.5%	+26.0%
2004-01	+30.6%	+26.6%	+30.5%	+32.1%	+28.4%
2004-02	+30.9%	+27.1%	+30.6%	+32.7%	+28.3%
2004-03	+29.3%	+25.6%	+28.9%	+30.7%	+26.9%
2004-04	+32.4%	+27.3%	+31.4%	+34.7%	+29.7%
2004-05	+33.8%	+26.8%	+31.8%	+36.6%	+31.7%
2004-06	+34.9%	+27.3%	+32.9%	+38.2%	+31.9%
2004-07	+32.0%	+24.9%	+30.5%	+35.5%	+28.4%
2004-08	+32.9%	+26.6%	+31.8%	+36.4%	+28.8%
2004-09	+32.6%	+26.6%	+31.4%	+36.0%	+29.1%
2004-10	+30.9%	+25.1%	+29.5%	+33.9%	+28.4%
2004-11	+28.7%	+22.7%	+27.0%	+31.7%	+26.4%
2004-12	+23.4%	+18.0%	+21.7%	+26.0%	+21.2%
2005-01	+18.3%	+12.9%	+16.3%	+20.5%	+16.9%
2005-02	+19.9%	+14.9%	+18.2%	+21.8%	+18.9%
2005-03	+21.9%	+16.8%	+20.5%	+23.8%	+21.1%
2005-04	+23.3%	+19.3%	+22.3%	+25.0%	+22.4%
2005-05	+22.2%	+19.7%	+21.5%	+23.5%	+21.3%
2005-06	+21.3%	+19.0%	+20.5%	+22.9%	+20.3%
2005-07	+20.3%	+18.2%	+19.4%	+21.8%	+19.6%
2005-08	+19.1%	+16.8%	+18.0%	+20.8%	+18.5%
2005-09	+16.2%	+14.1%	+15.1%	+17.7%	+15.9%
2005-10	+18.0%	+15.8%	+17.1%	+19.8%	+17.1%
2005-11	+18.1%	+16.0%	+17.4%	+20.0%	+16.9%
2005-12	+20.3%	+18.2%	+19.5%	+22.3%	+19.1%
2006-01	+23.6%	+21.7%	+23.1%	+25.8%	+21.8%
2006-02	+25.2%	+22.9%	+24.2%	+27.6%	+23.6%
2006-03	+24.0%	+22.4%	+23.4%	+26.7%	+21.8%
2006-04	+21.5%	+20.0%	+20.7%	+23.9%	+19.6%
2006-05	+18.0%	+16.5%	+17.6%	+20.2%	+16.1%
2006-06	+16.0%	+14.9%	+15.9%	+17.9%	+14.3%
2006-07	+13.0%	+11.8%	+12.7%	+14.9%	+11.3%
2006-08	+11.5%	+10.4%	+11.5%	+13.6%	+9.8%
2006-09	+14.4%	+13.1%	+14.1%	+16.2%	+12.9%
2006-10	+14.5%	+13.4%	+14.6%	+16.0%	+13.0%
2006-11	+16.0%	+15.2%	+16.1%	+17.5%	+14.5%
2006-12	+13.7%	+13.3%	+14.2%	+15.6%	+11.8%
2007-01	+12.8%	+12.3%	+13.5%	+14.7%	+10.8%
2007-02	+13.2%	+13.0%	+14.1%	+14.9%	+11.1%
2007-03	+11.2%	+10.5%	+11.9%	+12.9%	+9.4%
2007-04	+11.7%	+10.9%	+12.2%	+13.5%	+9.9%
2007-05	+10.0%	+8.7%	+10.0%	+11.9%	+8.4%
2007-06	+11.7%	+10.9%	+11.6%	+13.5%	+10.2%
2007-07	+12.3%	+11.7%	+12.1%	+13.7%	+11.2%
2007-08	+12.6%	+12.6%	+12.6%	+13.9%	+11.5%
2007-09	+9.4%	+9.3%	+9.4%	+10.7%	+8.2%
2007-10	+6.4%	+6.4%	+6.3%	+7.7%	+5.3%
2007-11	+4.3%	+4.4%	+4.2%	+5.3%	+3.5%
2007-12	+6.2%	+6.7%	+6.0%	+6.9%	+5.7%
2008-01	+7.2%	+7.9%	+7.0%	+7.7%	+6.8%
2008-02	+4.9%	+5.9%	+4.7%	+5.5%	+4.3%
2008-03	+3.6%	+5.0%	+3.5%	+4.0%	+3.0%
2008-04	+1.2%	+3.3%	+1.4%	+1.6%	+0.5%
2008-05	+1.2%	+3.3%	+1.6%	+1.4%	+0.6%
2008-06	-1.6%	0.0%	-1.3%	-1.5%	-2.2%
2008-07	-3.9%	-3.0%	-3.3%	-4.0%	-4.4%
2008-08	-6.2%	-5.8%	-5.8%	-6.4%	-6.2%
2008-09	-8.3%	-7.5%	-8.0%	-8.7%	-8.1%
2008-10	-8.4%	-7.7%	-8.2%	-8.9%	-8.1%
2008-11	-9.4%	-8.6%	-9.2%	-9.9%	-9.1%
2008-12	-12.6%	-12.1%	-12.1%	-12.8%	-12.8%
2009-01	-16.2%	-15.5%	-15.7%	-16.5%	-16.4%
2009-02	-18.1%	-17.4%	-17.6%	-18.5%	-18.0%
2009-03	-16.8%	-16.6%	-16.8%	-17.7%	-15.9%
2009-04	-15.6%	-16.3%	-15.6%	-16.7%	-14.3%
2009-05	-14.4%	-14.9%	-14.4%	-15.4%	-13.2%
2009-06	-12.8%	-12.7%	-12.6%	-13.6%	-12.2%
2009-07	-10.8%	-10.0%	-10.5%	-11.0%	-11.0%
2009-08	-9.3%	-8.1%	-8.7%	-9.2%	-9.9%
2009-09	-6.2%	-5.6%	-5.4%	-6.0%	-7.3%
2009-10	-5.1%	-4.5%	-3.9%	-4.7%	-6.6%
2009-11	-3.5%	-2.8%	-2.4%	-2.7%	-5.4%
2009-12	0.0%	+0.9%	+1.1%	+1.1%	-2.2%
2010-01	+2.8%	+3.6%	+4.2%	+4.3%	-0.1%
2010-02	+5.2%	+6.1%	+7.3%	+7.1%	+1.5%
2010-03	+4.3%	+5.7%	+6.6%	+6.0%	+0.3%
2010-04	+6.4%	+8.2%	+8.6%	+8.1%	+2.4%
2010-05	+6.6%	+8.7%	+8.6%	+8.0%	+3.2%
2010-06	+5.1%	+6.9%	+6.9%	+6.4%	+1.7%
2010-07	+1.4%	+3.5%	+3.0%	+2.4%	-1.3%
2010-08	+1.9%	+4.0%	+3.5%	+2.6%	-0.5%
2010-09	+0.9%	+3.3%	+2.3%	+1.4%	-1.3%
2010-10	+3.5%	+5.7%	+4.7%	+3.8%	+1.7%
2010-11	+1.0%	+3.2%	+2.2%	+1.0%	-0.2%
2010-12	-0.8%	+1.5%	+0.3%	-1.5%	-1.2%
2011-01	-2.5%	-0.6%	-1.9%	-3.7%	-2.1%
2011-02	-0.6%	+1.2%	-0.6%	-1.9%	+0.4%
2011-03	-0.1%	+1.9%	-0.1%	-0.9%	+0.5%
2011-04	-2.2%	0.0%	-2.2%	-2.8%	-1.8%
2011-05	-3.2%	-1.5%	-3.2%	-3.9%	-2.7%
2011-06	-1.7%	-0.6%	-1.8%	-2.6%	-0.7%
2011-07	+1.9%	+2.1%	+1.7%	+0.8%	+3.5%
2011-08	+1.0%	+1.2%	+0.8%	+0.1%	+2.0%
2011-09	+1.7%	+1.9%	+1.5%	+1.1%	+2.3%
2011-10	-3.0%	-2.2%	-2.7%	-3.3%	-3.0%
2011-11	-2.6%	-2.1%	-2.3%	-3.0%	-2.5%
2011-12	-3.5%	-3.0%	-3.2%	-3.9%	-3.4%
2012-01	+0.3%	+0.5%	+0.7%	+0.2%	-0.2%
2012-02	-0.4%	0.0%	+0.4%	0.0%	-1.6%
2012-03	+2.6%	+2.1%	+3.6%	+3.5%	+1.0%
2012-04	+3.0%	+2.5%	+3.9%	+3.8%	+1.6%
2012-05	+1.8%	+1.4%	+2.7%	+2.6%	+0.3%
2012-06	+0.2%	+0.3%	+0.9%	+1.0%	-1.4%
2012-07	-2.0%	-1.8%	-1.3%	-0.9%	-3.9%
2012-08	+0.7%	+0.6%	+1.0%	+1.8%	-0.7%
2012-09	-0.5%	-0.8%	-0.2%	+0.3%	-1.6%
2012-10	+2.1%	+1.3%	+2.0%	+2.8%	+1.4%
2012-11	+1.9%	+1.5%	+2.0%	+2.8%	+1.0%
2012-12	+1.9%	+1.9%	+2.0%	+2.8%	+0.7%
2013-01	+0.2%	+0.4%	+0.5%	+0.9%	-1.1%
2013-02	-1.2%	-1.0%	-0.9%	-0.8%	-2.0%
2013-03	-2.5%	-2.0%	-2.2%	-2.6%	-2.8%
2013-04	-3.3%	-2.6%	-3.2%	-3.3%	-3.6%
2013-05	-0.4%	+0.4%	-0.3%	-0.4%	-0.9%
2013-06	-0.4%	0.0%	-0.1%	-0.3%	-1.1%
2013-07	+1.3%	+1.6%	+1.6%	+1.3%	+0.7%
2013-08	-1.4%	-1.1%	-1.0%	-1.4%	-1.8%
2013-09	+1.0%	+1.6%	+1.3%	+0.9%	+0.7%
2013-10	+2.4%	+3.4%	+2.8%	+2.0%	+2.0%
2013-11	+4.7%	+5.8%	+5.2%	+4.3%	+4.3%
2013-12	+6.2%	+6.7%	+6.7%	+6.0%	+5.8%
2014-01	+6.2%	+6.6%	+6.3%	+6.2%	+5.9%
2014-02	+8.0%	+8.9%	+8.3%	+8.2%	+7.5%
2014-03	+7.7%	+8.7%	+8.0%	+8.0%	+7.0%
2014-04	+7.7%	+8.4%	+8.4%	+8.1%	+6.5%
2014-05	+6.3%	+6.7%	+6.9%	+6.8%	+5.0%
2014-06	+7.6%	+8.6%	+8.2%	+8.0%	+6.4%
2014-07	+8.6%	+9.9%	+9.3%	+9.0%	+7.4%
2014-08	+9.6%	+11.2%	+10.5%	+10.0%	+8.2%
2014-09	+9.3%	+10.4%	+10.2%	+10.1%	+7.8%
2014-10	+8.6%	+9.3%	+9.4%	+9.5%	+7.0%
2014-11	+8.5%	+9.0%	+9.3%	+9.3%	+6.9%
2014-12	+7.6%	+8.6%	+8.3%	+8.2%	+6.3%
2015-01	+8.0%	+8.9%	+8.6%	+8.3%	+7.2%
2015-02	+6.6%	+6.7%	+6.7%	+6.5%	+6.4%
2015-03	+7.2%	+7.3%	+7.3%	+7.0%	+7.4%
2015-04	+7.2%	+7.8%	+7.4%	+7.0%	+7.1%
2015-05	+8.5%	+9.8%	+9.2%	+8.3%	+8.1%
2015-06	+6.5%	+7.7%	+7.3%	+6.6%	+5.7%
2015-07	+5.1%	+6.1%	+5.9%	+5.0%	+4.5%
2015-08	+5.6%	+6.5%	+6.3%	+5.5%	+5.1%
2015-09	+6.9%	+8.2%	+7.4%	+6.5%	+6.7%
2015-10	+7.8%	+9.3%	+8.5%	+7.7%	+7.4%
2015-11	+6.7%	+8.1%	+7.4%	+6.6%	+6.2%
2015-12	+8.0%	+9.4%	+8.9%	+8.2%	+7.1%
2016-01	+9.2%	+10.5%	+10.3%	+9.4%	+8.1%
2016-02	+10.1%	+11.7%	+11.6%	+10.5%	+8.5%
2016-03	+9.9%	+11.0%	+11.3%	+10.6%	+8.2%
2016-04	+10.8%	+11.9%	+11.9%	+11.3%	+9.4%
2016-05	+9.3%	+10.0%	+9.6%	+9.7%	+8.6%
2016-06	+10.1%	+11.2%	+10.2%	+10.0%	+10.0%
2016-07	+8.8%	+9.7%	+8.6%	+8.8%	+8.9%
2016-08	+8.8%	+9.7%	+8.6%	+8.4%	+9.1%
2016-09	+7.2%	+7.7%	+7.2%	+7.0%	+7.5%
2016-10	+6.1%	+6.3%	+5.9%	+5.3%	+6.9%
2016-11	+7.5%	+8.0%	+7.2%	+6.4%	+8.6%
2016-12	+7.7%	+8.3%	+7.2%	+6.4%	+9.2%
2017-01	+7.8%	+8.7%	+7.0%	+6.5%	+9.4%
2017-02	+8.0%	+8.6%	+6.8%	+6.7%	+9.9%
2017-03	+8.4%	+9.4%	+7.2%	+6.9%	+10.5%
2017-04	+7.4%	+7.8%	+6.3%	+5.9%	+9.6%
2017-05	+6.3%	+6.7%	+5.8%	+4.7%	+8.2%
2017-06	+6.7%	+6.2%	+6.0%	+5.3%	+8.7%
2017-07	+8.1%	+7.7%	+7.7%	+6.7%	+9.8%
2017-08	+9.7%	+9.0%	+9.1%	+8.6%	+11.2%
2017-09	+9.3%	+9.0%	+8.8%	+8.4%	+10.4%
2017-10	+10.5%	+10.2%	+10.1%	+10.0%	+11.1%
2017-11	+10.7%	+10.3%	+10.6%	+10.5%	+11.0%
2017-12	+10.5%	+9.9%	+10.9%	+10.6%	+10.2%
2018-01	+8.0%	+7.2%	+8.5%	+8.1%	+7.6%
2018-02	+6.2%	+6.3%	+7.1%	+6.5%	+5.3%
2018-03	+5.3%	+5.5%	+6.4%	+5.9%	+4.0%
2018-04	+7.8%	+8.5%	+9.3%	+9.0%	+5.6%
2018-05	+9.1%	+9.9%	+10.6%	+10.6%	+6.7%
2018-06	+9.8%	+11.3%	+11.8%	+11.2%	+7.1%
2018-07	+8.4%	+10.3%	+10.2%	+9.5%	+5.9%
2018-08	+6.6%	+8.6%	+8.5%	+7.4%	+4.4%
2018-09	+4.4%	+6.0%	+5.8%	+5.1%	+2.5%
2018-10	+3.6%	+5.0%	+4.9%	+4.4%	+1.9%
2018-11	+3.1%	+4.5%	+4.4%	+4.1%	+1.3%
2018-12	+3.9%	+5.3%	+5.1%	+4.7%	+2.1%
2019-01	+5.2%	+6.9%	+6.5%	+5.9%	+3.5%
2019-02	+5.0%	+6.2%	+6.1%	+5.5%	+3.7%
2019-03	+5.7%	+6.9%	+6.8%	+6.0%	+4.3%
2019-04	+3.8%	+4.6%	+4.7%	+4.0%	+2.8%
2019-05	+3.4%	+4.2%	+4.2%	+3.5%	+2.5%
2019-06	+0.6%	+1.0%	+1.0%	+0.8%	-0.2%
2019-07	+0.8%	+0.9%	+1.2%	+1.2%	0.0%
2019-08	+1.2%	+1.4%	+1.6%	+1.8%	+0.2%
2019-09	+3.6%	+3.7%	+4.0%	+4.3%	+2.5%
2019-10	+4.3%	+4.6%	+5.1%	+5.1%	+2.9%
2019-11	+4.9%	+5.0%	+5.7%	+5.4%	+3.8%
2019-12	+3.6%	+3.7%	+4.5%	+4.1%	+2.2%
2020-01	+1.7%	+1.9%	+2.6%	+2.5%	+0.2%
2020-02	+0.4%	+0.8%	+1.4%	+1.6%	-1.4%
2020-03	+2.0%	+2.2%	+2.9%	+3.2%	+0.1%
2020-04	-1.2%	-0.4%	-0.2%	-0.1%	-3.2%
2020-05	-2.9%	-1.7%	-1.8%	-2.1%	-4.7%
2020-06	-2.8%	-1.5%	-1.5%	-2.0%	-4.8%
2020-07	+2.2%	+3.2%	+3.5%	+3.0%	+0.5%
2020-08	+6.0%	+6.8%	+7.4%	+6.7%	+4.0%
2020-09	+5.7%	+6.8%	+7.5%	+6.3%	+3.7%
2020-10	+5.4%	+6.7%	+6.7%	+6.1%	+3.4%
2020-11	+5.9%	+6.9%	+6.7%	+7.0%	+4.0%
2020-12	+8.6%	+9.3%	+9.0%	+10.0%	+6.8%
2021-01	+13.7%	+13.2%	+13.7%	+15.0%	+12.6%
2021-02	+17.7%	+16.0%	+17.1%	+18.7%	+17.5%
2021-03	+20.6%	+17.4%	+19.3%	+21.4%	+21.4%
2021-04	+24.1%	+20.4%	+22.4%	+24.7%	+25.3%
2021-05	+26.1%	+22.3%	+24.3%	+27.0%	+27.1%
2021-06	+27.4%	+23.7%	+25.4%	+28.9%	+28.0%
2021-07	+19.3%	+16.7%	+17.7%	+20.6%	+19.6%
2021-08	+13.2%	+11.4%	+11.9%	+14.4%	+13.2%
2021-09	+10.9%	+9.6%	+10.1%	+12.0%	+10.7%
2021-10	+13.2%	+12.7%	+12.9%	+14.4%	+12.2%
2021-11	+15.0%	+14.8%	+15.1%	+15.9%	+13.9%
2021-12	+13.9%	+14.6%	+14.4%	+14.5%	+12.6%
2022-01	+15.2%	+16.4%	+16.2%	+16.4%	+12.9%
2022-02	+14.1%	+16.0%	+15.5%	+15.3%	+11.5%
2022-03	+9.7%	+12.9%	+12.0%	+10.9%	+6.3%
2022-04	+9.3%	+12.3%	+11.7%	+10.4%	+6.0%
2022-05	+10.7%	+13.6%	+13.3%	+12.1%	+6.8%
2022-06	+10.9%	+13.8%	+13.5%	+11.9%	+7.5%
2022-07	+10.7%	+13.1%	+13.3%	+12.1%	+6.8%
2022-08	+10.2%	+11.9%	+12.3%	+11.7%	+6.6%
2022-09	+12.7%	+13.9%	+14.5%	+14.6%	+9.2%
2022-10	+9.4%	+9.7%	+10.6%	+11.0%	+6.6%
2022-11	+7.7%	+8.1%	+9.0%	+9.4%	+4.8%
2022-12	+6.2%	+5.8%	+7.1%	+7.8%	+3.7%
2023-01	+0.7%	+0.9%	+1.6%	+1.7%	-1.2%
2023-02	-1.5%	-1.1%	-0.8%	-1.1%	-2.9%
2023-03	-2.7%	-2.0%	-2.2%	-2.7%	-3.5%
2023-04	-2.7%	-1.9%	-2.3%	-3.1%	-3.2%
2023-05	-4.5%	-4.0%	-4.5%	-5.2%	-4.3%
2023-06	-4.2%	-3.8%	-4.3%	-4.8%	-4.0%
2023-07	-0.8%	-0.5%	-0.9%	-1.3%	-0.5%
2023-08	+3.2%	+3.6%	+3.3%	+2.8%	+3.3%
2023-09	+4.7%	+5.0%	+4.8%	+4.3%	+4.9%
2023-10	+7.2%	+6.9%	+6.9%	+6.7%	+7.9%
2023-11	+4.7%	+4.3%	+4.4%	+3.9%	+5.7%
2023-12	+2.6%	+2.0%	+2.3%	+1.7%	+3.8%
2024-01	+1.2%	+0.7%	+0.8%	+0.5%	+2.1%
2024-02	+1.5%	+0.6%	+1.2%	+1.4%	+1.9%
2024-03	+2.4%	+0.9%	+1.8%	+2.6%	+2.8%
2024-04	+3.4%	+1.5%	+2.8%	+3.9%	+3.6%
2024-05	+11.9%	+9.7%	+11.2%	+12.5%	+12.5%
2024-06	+12.6%	+10.6%	+12.0%	+13.0%	+12.9%
2024-07	+11.5%	+9.9%	+11.0%	+12.1%	+11.5%
2024-08	+3.6%	+2.3%	+3.1%	+4.1%	+3.6%
2024-09	+0.6%	-0.3%	+0.2%	+0.9%	+0.4%
2024-10	-1.5%	-1.9%	-1.7%	-1.3%	-1.6%
2024-11	-1.0%	-1.3%	-1.1%	-0.5%	-1.4%
2024-12	+1.6%	+1.8%	+1.5%	+2.3%	+0.9%
2025-01	+3.9%	+4.0%	+4.0%	+4.7%	+2.8%
2025-02	+5.3%	+5.8%	+5.5%	+6.1%	+3.9%
2025-03	+6.7%	+6.0%	+6.8%	+7.9%	+5.1%
2025-04	+5.5%	+5.6%	+6.0%	+6.5%	+3.7%
2025-05	-1.0%	-0.1%	-0.1%	0.0%	-3.3%
2025-06	-3.8%	-1.7%	-2.2%	-2.9%	-6.3%
2025-07	-2.9%	-1.2%	-1.4%	-1.7%	-5.3%
2025-08	+1.0%	+2.2%	+2.7%	+2.2%	-1.3%
2025-09	+1.9%	+2.9%	+3.5%	+3.1%	-0.4%
2025-10	+2.1%	+3.1%	+3.9%	+3.4%	-0.2%
2025-11	+3.8%	+4.4%	+5.1%	+5.1%	+1.6%
2025-12	+4.4%	+4.7%	+5.9%	+5.8%	+2.3%
2026-01	+4.2%	+4.1%	+5.7%	+6.0%	+2.1%
2026-02	+3.7%	+4.0%	+5.7%	+5.5%	+1.4%
2026-03	+1.4%	+3.3%	+3.9%	+3.2%	-1.4%

Sold House Prices in Manchester

Manchester's average sold price across all property types is £248,071, which is 14.4% below the England average of £289,946 as of March 2026. That headline discount is misleading, because every house type in Manchester actually sells at or above the England average. The all-property figure comes out below England only because Manchester's housing mix is weighted towards cheaper flats and terraces, not because a like-for-like home is cheaper here.

Detached houses at £472,408 sit 0.4% above England's £470,492. Manchester's detached stock is concentrated in the southern suburbs of Didsbury and Chorlton and the leafier pockets of Wythenshawe, where the buyer pool is professional families competing for a thin supply of larger homes. There is little of it across the city, which is why the type that matches England barely registers in the all-property average.

Semi-detached houses at £324,158 carry the largest premium at 12.5% above England's £288,185. This is the family-home workhorse of the inner and southern suburbs, and the premium reflects how tightly held that stock is in postcodes like M20, M21, and M19 where owner-occupiers and landlords compete for the same houses.

Terraced houses at £250,696 sit 2.8% above England's £243,788. The terraced stock is the backbone of Manchester's buy-to-let market, spread across the eastern and northern postcodes from Gorton and Openshaw up to Moston and Blackley. These are the houses behind many of the 6% to 6.5% yields in the rental tables below, and the slight premium shows steady owner-occupier demand sitting underneath the investor interest.

Flats and maisonettes at £192,202 are the only type below the England average, at 10.4% under the national flat figure of £214,563. Manchester has built a large volume of city-centre apartments over the past fifteen years, and that supply has held flat prices down even as house prices rose. The flat market is concentrated in M1, M3, M4, and M15, the same postcodes that show the weakest recent capital growth.

Price Per Square Foot in Manchester

Sold prices per square foot range from £209 in M18 (Gorton, Abbey Hey) to £421 in M21 (Chorlton), a spread of £212 per square foot. Price per square foot takes property size out of the picture, which makes it a cleaner way to compare locations.

M18 (Gorton, Abbey Hey) at £209 per square foot is the cheapest bricks-and-mortar value in the city. This is the eastern terraced belt, where smaller two and three-bed houses change hands at prices that anchor the bottom of every table in this guide. The neighbouring eastern and northern postcodes of M9, M11, M8, and M40 all sit within £25 a square foot of it.

M21 (Chorlton) at £421 per square foot tops the table, just over double M18's rate. At that rate a buyer is paying for location rather than size. In Manchester, that means the established southern suburbs of Chorlton and Didsbury (M20 at £392) and the prime city-centre streets around Deansgate (M3 at £393; M2 has too little data).

For Sale Asking Prices in Manchester

The mean asking price across 22 postcodes is £268,032, with a £209,036 gap between the cheapest postcode (M11 (Openshaw, Clayton) at £208,132) and the most expensive (M21 (Chorlton) at £417,169). The £209,000 gap between them is the point: Manchester gives you a sub-£210,000 entry in the east and a £400,000-plus postcode in the south, so the postcode you pick matters as much as the city.

M11 (Openshaw, Clayton) at £208,132 is the lowest asking price in the city and the cheapest entry point in Manchester. The eastern terraced postcodes cluster at the bottom of the table, with M18, M9, and M40 all under £240,000, and that is where a fixed budget buys the most property and the highest yields.

M21 (Chorlton) at £417,169 is the most expensive, double M11 and the only postcode over £400,000. Chorlton and the neighbouring M20 (Didsbury, £377,952) are owner-occupier suburbs. Their prices reflect schools, transport and a settled residential feel rather than rental return. That is why Chorlton has the lowest yield in the city and Didsbury sits in the bottom five. The £209,036 gap between M11 and M21 is the whole story of Manchester in one number: the postcode you pick decides the investment as much as the city does.

House Price Growth in Manchester

M9 (Blackley, Harpurhey) has the strongest five-year growth at 52.3%, while M15 (Hulme) has the weakest at -25.4%. The cheaper, regenerating postcodes in the north and east have outgrown the city-centre flat market, where a long run of new-build apartment supply has held values flat or pushed them down.

M9 (Blackley, Harpurhey) has the strongest five-year growth in the city, at 52.3%. M18 comes second at 40.8%, then M16 at 37.4%. M23 at 35.7% and M40 at 35.6% complete the top five. M9, M18 and M40 are northern and eastern postcodes with asking prices below the city's mean of £268,032. M9 and M40 both sit in the path of Victoria North.

The bottom of the table is the city-centre flat market. M15 (Hulme, Castlefield) is down 25.4% over five years, with M50 (Salford Quays), M5, M1, M4, and M3 all in negative territory. A long run of new-build apartment supply has held those values flat or pushed them backwards, the same postcodes that show the deepest flat discount in the sold-price table above. The eight-postcode swing between M9 and M15 over the same five years is the clearest sign that Manchester is two markets, not one.

Monthly Property Sales in Manchester

M20 (Didsbury) handles 58 property sales per month, while M12 (Ardwick, Openshaw) records 6. Turnover is monthly sales as a share of the homes advertised for sale.

M20 (Didsbury) records the most transactions at 58 a month on a 24% turnover, the busiest market in the city. The pricier southern suburbs of M20 and M21 combine deep stock with active demand, so there is usually plenty to choose from when buying and a clear route out when selling.

Turnover tells a different story from raw volume. The eastern terraced postcodes have the highest turnover, with each month's sales equal to 43% of the homes advertised in M18 and 32% in M11. At the other end, M1, M3 and M5 sit at just 3%. A high turnover means monthly sales are a large share of what is advertised, and on that measure it is the eastern terraces, not the city centre, that trade most actively.

How Long Properties Take to Sell in Manchester

M18 (Gorton, Abbey Hey) sells fastest, with a typical listing finding a buyer in 65 days against 2.1 months of unsold stock, while M1 (City Centre) sits at the other end with 50 months of stock on the market. Days on market measures how long a typical home is listed before it sells; months of unsold stock is how long it would take to clear the current listings at the present sales rate. The lower both numbers are, the easier it is to sell when you want to.

The two-market split flips on exit speed, and that is the figure investors skip. The cheaper terraced postcodes in the east and north, M18, M11 and M19, are seller's markets where homes move in two to six months. The city-centre flat postcodes are the mirror image: M1, M3 and M15 carry twenty to fifty months of unsold stock. A high headline yield on a city-centre flat is worth less than it looks if it takes years to sell when you need your money back, so selling time belongs in the sums alongside the rent.

What Type of Property Can You Buy in Manchester?

M19 (Levenshulme, Burnage) has the highest detached-house share at 14.2%, while M2 (Deansgate, St Ann's Square) has the highest flat share. The mix of housing stock shapes which strategies fit each postcode. A flat-heavy postcode suits a very different buy-to-let plan from a terraced or semi-detached suburb, so the mix is worth reading next to the yields. The shares quoted here and in the table are the housing-type breakdown a commercial property-data provider reports for each postcode, which it describes as Census-based. The Census release and the areas behind each figure are not specified in the data we hold, so read the percentages as the provider's reported figures rather than verified proportions of all the homes in the postcode.

The city-centre postcodes are almost entirely flats: M2 at 99.4%, M1 at 97.5%, M3 at 87.7%, and M4 at 83.1%. That is the apartment stock that drives the city's headline rental demand, and it suits single lets and professional sharers, but it is also the stock showing the weakest recent price growth and the longest selling times. In these flat-heavy postcodes, the current return comes from income and the resale is slower.

The eastern and southern suburbs are house markets. Terraced houses are the largest single category in M11 (41.2%) and M18 (38.4%), and semi-detached and detached homes dominate the southern belt, with M19 carrying the highest detached share at 14.2% and M21 the highest semi-detached at 49.8%. This is the stock most often run for family lets or as an HMO, and it lines up with the eastern terraces carrying the highest yields in the city.

Flats combine purpose-built, converted and commercial-building flats. A small share of mobile and temporary dwellings is not shown, so rows may not total 100%.

Manchester Rental Market Analysis

Monthly rents in Manchester range from £1,108 in M16 (Old Trafford, Stretford) to £1,759 in M14 (Fallowfield, Rusholme), with gross rental yields from 3.8% to 8.1%. For investors asking whether buy-to-let still works as an investment in Manchester, the figures below break rents, yields and tenant affordability down postcode by postcode. If you are looking at how to build a property portfolio uk across Greater Manchester, you can see the current buy-to-let property for sale alongside the data below.

Average Rent & Gross Rental Yields in Manchester

Gross rental yields in Manchester range from 3.8% in M21 (Chorlton) to 8.1% in M14 (Fallowfield, Rusholme), with a mean monthly rent across the 22 data-bearing postcodes of £1,312. The two strongest yields are in M14 (Fallowfield, Rusholme) and M15 (Hulme, Castlefield), and the weakest is in M21 (Chorlton), the dearest postcode.

M14 (Fallowfield, Rusholme) at 8.1% is the top yield in the city, pairing a £261,804 asking price with £1,759 a month in rent. Fallowfield is Manchester's student heartland, so the high rent reflects rooms let individually in shared houses rather than a single family tenancy, and the yield comes with the management load that student lets carry. The neighbouring M15 (Hulme) at 7.3% and M13 (Longsight) at 6.9% sit on the same student-and-young-professional demand.

The middle of the table is a deep band of postcodes clustered between 6.4% and 6.5% on asking prices under £246,000, including the eastern terraces of M11, M18 and M12 alongside M5 and M50 in Salford. Fourteen of the 22 postcodes clear 5.5%, so income that beats the citywide average is available across a wide spread of the city rather than concentrated in one corner.

M21 (Chorlton) at 3.8% sits at the bottom. The £1,336 monthly rent is respectable, but against a £417,169 asking price the return is compressed, and the neighbouring M20 (Didsbury) at 5.1% tells the same story. These are owner-occupier suburbs where the price does more for capital value than for rental return.

M148.1%

M157.3%

M136.9%

M46.8%

M36.6%

M66.6%

M16.5%

M116.5%

M126.4%

M186.4%

M56.4%

M506.4%

M96.0%

M405.9%

M195.3%

M225.3%

M235.2%

M205.1%

M85.1%

M165.0%

M24.4%

M213.8%

0%5%10%

Is Manchester Rent High?

Monthly rents in Manchester range from 36.6% to 58.2% of the local median gross monthly income, with the area average sitting at 43.4%. The median gross weekly salary in Manchester is £715.60, and the median annual salary is £36,278, about £3,023 a month, below both the North West and Great Britain medians. That gap is part of why rents claim a larger share of income in the pricier postcodes than the citywide average suggests. Data from the Nomis Labour Market Profile (ASHE 2025).

M16 (Old Trafford, Stretford) at 36.6% is the most affordable against local median pay, and the lower the rent-to-income reading the more headroom a tenant has, which tends to mean longer tenancies and fewer arrears. Every Manchester postcode sits above the widely cited 30% affordability mark, which reflects how far city rents have pulled away from a median wage that trails both the region and Great Britain.

M14 (Fallowfield, Rusholme) at 58.2% is the highest, but context matters. Fallowfield's rent figure is a whole-house student rent set against a single median salary, so it reads high precisely because the houses are let by the room rather than to one earner. The calculation uses gross rent against local median gross pay throughout, so it is a comparison benchmark rather than a household-budget forecast.

How Big Is Manchester's Private Rented Sector?

The private rented sector is deepest in M1 (City Centre) at 67.8% of households and shallowest in M23 (Wythenshawe) at 13.7%. The share of homes already rented privately is a guide to the size of the established tenant pool and the local lettings market.

The city-centre postcodes have the deepest private rented sectors in Manchester, led by M1 at 67.8% and M2 at 66.8%, with M3 and M4 both above 60%. More than three in five homes in these postcodes are already let privately. That points to a large, established tenant pool and an active lettings market. M1, M3 and M4 are also mostly flats, and prices in all three have fallen over the past five years.

The suburbs sit at the other end. M23 (Wythenshawe) at 13.7%, M22 at 16.7%, and M19 at 20.4% are owner-occupier areas where a larger share of homes is held outright or on a mortgage and fewer come to the rental market. A shallow rented sector is not a weakness for a landlord, it simply points to a market driven by families buying rather than renting, with M19 and M21 showing the highest combined ownership in the city.

Local Housing Allowance Rates in Manchester

Manchester's two-bedroom Local Housing Allowance rate is £201.37 a week (about £873 a month) across most of the city. In the Wythenshawe postcodes of M22 and M23 it is £172.60 a week (about £748 a month), because Manchester is split across two Broad Rental Market Areas, the areas each rate is set for. Local Housing Allowance sets the maximum housing support a tenant on benefits can receive, and the tenant pays any rent the award does not cover. To check the current rate for a specific address, use the government's official Local Housing Allowance calculator.

Both two-bedroom rates sit below the £1,108 to £1,759 open-market rents recorded across the city.

Buy-to-Let Considerations

Are House Prices High in Manchester? Price-to-Earnings Ratios

Purchasing a property in Manchester requires between 5.7 and 11.5 times the median annual salary. This is based on the Nomis Labour Market Profile for Manchester showing the median gross annual income for local residents is £36,278.

The national benchmark for price-to-earnings is 7.4x (England's average sold price of £289,946 divided by the Great Britain median annual salary of £39,125). Thirteen of Manchester's 22 postcodes sit below that benchmark, and two more, M1 and M16, match it. Those thirteen are more affordable relative to local incomes than the England average is relative to national incomes.

M11 (Openshaw, Clayton) at 5.7x is the most affordable entry against local earnings, well below the 7.4x national benchmark, and M18, M50, M9, and M5 all sit between 5.9x and 6.4x. A home at under six times local pay in a major city with this much tenant demand is competitive with the cheapest corners of the North West.

M21 (Chorlton) at 11.5x sits well above the benchmark, with the neighbouring M20 (Didsbury) at 10.4x close behind. At more than ten times the local median salary, these are the premium owner-occupier suburbs where buyers are typically dual-income households, and the elevated ratio is what compresses the yields in those postcodes.

Deposit Requirements in Manchester

A 30% deposit on property in Manchester ranges from £62,440 in M11 (Openshaw, Clayton) to £125,151 in M21 (Chorlton). The deposit alone for a Chorlton property is roughly double what gets an investor into the eastern postcodes, which shows how far the capital needed stretches across the city. Beyond the deposit, the buy to let stamp duty calculator and other buy to let costs add to the total capital required.

M11 (Openshaw, Clayton) is the cheapest way into Manchester at a £62,440 deposit, for a home renting at £1,133 a month on a 6.5% yield. The next three postcodes, M18, M50, and M9, all come in within £6,000 of that, so there is a cluster of sub-£70,000 entry points across the east, the north and Salford Quays.

The close deposits are not the same investment. M18 (Gorton, Abbey Hey) at £63,829 and M50 (Salford Quays) at £65,914 are roughly £2,000 apart and share the same 6.4% yield. M18 grew 40.8% over five years. M50 fell 17.2% over the same period. Near-identical deposit, opposite five-year records. Buyers chasing a lower entry than the asking price often look through below market value channels rather than the open market.

What the Manchester Data Tells Buy-to-Let Investors

Manchester runs as two markets, and the cheaper eastern and northern terraces carry the growth. M9 (Blackley, Harpurhey) leads on five-year growth, up 52.3%. On yield, M14 (Fallowfield) leads at 8.1%, with M15 (Hulme) next at 7.3%.

The city-centre flat market is the mirror image. M15 (Hulme) is down 25.4% over five years and M1, M3, M4, and M50 are all in negative territory, held back by a long run of new-build apartment supply. Where there is data, those same postcodes have the most months of unsold stock in the city. M1 is sitting on 50 months of it.

The cheaper eastern postcodes have the fewest months of unsold stock, though. M18 (Gorton, Abbey Hey) has the fewest of all, at 2.1 months, and the highest turnover, at 43%. M20 (Didsbury) has the most sales, at 58 a month against 6 in M12 (Ardwick, Openshaw). A 30% deposit for buying an investment property across the city runs from £62,440 to £125,151, depending on the postcode. Thirteen of the 22 postcodes sit below the national price-to-earnings benchmark and two more match it, so most of the city costs less against local pay than England does against national pay.

Manchester operates a city-wide Article 4 Direction requiring planning permission to convert a home to a small HMO, and a selective licensing scheme covering parts of Cheetham, Crumpsall, Harpurhey, Longsight, Miles Platting, Newton Heath, and Moss Side through to 2030. Together, these measures can affect an HMO purchase's feasibility, timetable and compliance costs. Before proceeding, check the property's existing planning use, whether it falls within a licensing designation and the standards that apply. Our guide to HMO licensing and current council fees explains the national thresholds and why Article 4 planning is a separate test.

How Manchester Compares

Manchester's mean asking price is £268,032, with a mean monthly rent of £1,312 and a top gross yield of 8.1%. The table sets Manchester against four nearby Greater Manchester markets on the three numbers that decide a buy-to-let: what you pay, what it rents for, and the yield that falls out.

Manchester's mean asking price of £268,032 sits in the middle of this group, £19,588 above Salford and £106,649 below Stockport, the dearest location in the table. What sets Manchester apart is the yield: its top gross yield of 8.1% is well clear of the others, none of which passes 6.6%, because Manchester has a depth of high-yielding terraced postcodes that the surrounding boroughs do not.

For investors prioritising income, Manchester leads on top yield at 8.1%, while Stockport carries the highest mean rent at £1,326 a month on the heaviest asking price. Bolton has the lowest mean rent at £981 a month, Salford has the lowest mean asking price at £248,444, and Bury sits between Bolton and Stockport on price. For a data-driven comparison across all UK locations, see our best buy-to-let areas guide. Manchester anchors the northern end of our UK property investment coverage.

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