Cheapest Places to Buy a House or Flat in Manchester
Manchester's most affordable property location is M18 (Abbey Hey, Gorton) with average asking prices of £196,818, a remarkable 21% below Manchester's average house price of £249,231.
Using the latest HM Land Registry sold house prices and current asking prices from estate agents and the UK's best property websites, we've identified Manchester's 20 most affordable locations where buyers can find exceptional value. Nine areas offer average property prices under £230,000, with the cheapest starting from just £196,818.
Interestingly, Manchester is 8% cheaper than the UK average (£269,735) and 15% cheaper than England (£291,852). Property prices range from detached houses averaging £471,127 to flats at £199,002, with the best opportunities concentrated in specific postcodes. Manchester's most affordable areas span from eastern suburbs like Gorton and Clayton to northern areas like Moston and Cheetham Hill, with M18, M11, and M12 leading our rankings.
Our research reveals affordability ratios from 4.84x to 6.79x in Manchester's cheapest areas, which is below the UK's average of 7.1x where homes cost over seven times annual earnings. This means properties in areas like M18 cost just 4.84x the local average household income of £40,703, making homeownership more achievable than in most of the UK.
Our analysis combines current property asking prices, historical price trends, crime rates, population data, and local household incomes to provide a comprehensive view of Manchester's most affordable property markets. This reveals not just the cheapest locations, but crucially identifies each area's safety profile and income-to-price ratios.
Through detailed examination of over 40 Manchester postcodes, we've ranked the 20 most affordable places to buy a home, complete with crime statistics, household income data, and regional comparisons.
Exploring other UK regions? Check our guides on the cheapest places to live in Birmingham, lowest house prices in London, most affordable areas in Wales, and the cheapest regions across England.
Article updated: October 2025
Manchester's Most Affordable Property Markets 2025
Analysis of Manchester's 20 cheapest property locations reveals exceptional value across the City of Manchester and nearby locations in Greater Manchester, including parts of Salford, representing 21% to 0.3% below Manchester's average house price of £249,231.
- Manchester's cheapest locations: £196,818 (M18, Abbey Hey/Gorton) to £248,507 (M14, Fallowfield/Moss Side) across Manchester's 20 most affordable postcodes
- Below UK average: All 20 locations are 8% to 27% cheaper than the UK's average house price of £269,735
- Affordability ratios: Manchester's cheapest locations range from 4.17x to 7.49x annual household income, comparable to the UK average of 7.1x
- Regional breakdown: Locations span eastern suburbs (Gorton, Clayton, Openshaw), northern areas (Moston, Cheetham Hill, Crumpsall), Salford districts, and southern areas like Fallowfield.
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by Robert Jones, Founder of Property Investments UK
With two decades in UK property, Rob has been investing in buy-to-let since 2005, and uses property data to develop tools for property market analysis.
Property Data Sources
Our location guide relies on diverse, authoritative datasets including:
- HM Land Registry UK House Price Index
- Ministry of Housing, Communities and Local Government
- Ordnance Survey Data Hub
- Propertydata.co.uk
We update our property data quarterly to ensure accuracy. Last update: October 2025. All data is presented as provided by our sources without adjustments or amendments.
Top 20 Cheapest Places to Buy a House in Manchester
Based on current house asking prices and HM Land Registry data, these 20 Manchester postcodes offer the most affordable apartments and houses across the city. Many of these affordable areas also deliver strong Manchester rental yields. The table includes price per square foot to help identify genuine value. Lower figures indicate more space for your money.
| Rank | Area | Average Asking Price | Price per sq ft |
|---|---|---|---|
| 1 | M18 (Gorton) | £196,818 | £204 |
| 2 | M12 (Ardwick) | £201,942 | £244 |
| 3 | M11 (Clayton) | £203,950 | £224 |
| 4 | M46 (Atherton) | £207,255 | £215 |
| 5 | M6 (Salford) | £220,351 | £260 |
| 6 | M24 (Middleton) | £222,429 | £234 |
| 7 | M8 (Cheetham Hill) | £223,896 | £236 |
| 8 | M50 (Salford) | £225,341 | £346 |
| 9 | M17 (Trafford Park) | £225,416 | £0 |
| 10 | M9 (Blackley) | £227,685 | £213 |
| 11 | M40 (Collyhurst) | £229,659 | £241 |
| 12 | M5 (Salford) | £231,683 | £319 |
| 13 | M27 (Swinton) | £236,659 | £257 |
| 14 | M26 (Prestwich) | £241,358 | £226 |
| 15 | M44 (Irlam) | £241,515 | £252 |
| 16 | M30 (Eccles) | £241,557 | £265 |
| 17 | M38 (Little Hulton) | £241,919 | £198 |
| 18 | M34 (Denton) | £243,944 | £259 |
| 19 | M43 (Droylsden) | £246,858 | £268 |
| 20 | M14 (Fallowfield) | £248,507 | £271 |
Most Affordable Areas Across Manchester by Income Ratio
| Area | Average Asking Price | Avg Household Income | Ratio |
|---|---|---|---|
| M11 (Clayton) | £203,950 | £48,900 | 4.17x |
| M50 (Salford) | £225,341 | £44,300 | 5.09x |
| M17 (Trafford Park) | £225,416 | £43,700 | 5.16x |
| M5 (Salford) | £231,683 | £42,400 | 5.46x |
| M46 (Atherton) | £207,255 | £36,600 | 5.66x |
| M27 (Swinton) | £236,659 | £41,000 | 5.77x |
| M24 (Middleton) | £222,429 | £38,400 | 5.79x |
| M18 (Gorton) | £196,818 | £33,400 | 5.89x |
| M6 (Salford) | £220,351 | £37,000 | 5.95x |
| M8 (Cheetham Hill) | £223,896 | £37,200 | 6.02x |
This ratio is important for both homeowners and investors purchasing a property investment. For homeowners, it indicates how achievable homeownership is on local incomes. For landlords purchasing investment property in Manchester, it helps assess local tenant affordability and rental demand, making it a key part of any real estate investment checklist.
Manchester's most affordable area by income ratio, M11 (Clayton), shows an exceptional 4.17x ratio, meaning properties cost just 4.17 times the local average household income of £48,900. This represents one of the best affordability ratios in any major northern city. Most of Manchester's cheapest areas show ratios between 5.0x and 6.5x, still below the UK average of 7.1x.
Understanding House Price to Income Ratios
The house price to earnings ratio (also called the affordability ratio) shows how many years of household income it would take to buy a property outright. This is a crucial metric for understanding whether an area is genuinely affordable for local residents.
For example, if a house costs £203,950 and the average household income is £48,900, the affordability ratio would be 4.17x, meaning it would take 4.17 years of total household income to buy the property.
How Manchester's Cheapest Areas Compare
Manchester's most affordable postcodes show affordability ratios ranging from 4.17x to 7.49x, with the top 10 ranging from 4.17x to 6.02x. This means homes in the most affordable areas cost between 4.2 and 6 times annual household income, compared to over 7.1 times nationally and over 10 times in expensive areas like London.
Affordability Categories
- Under 3.0x: Exceptionally affordable, rare in the UK
- 3.0x - 4.0x: Very affordable, rare outside of some northern towns
- 4.0x - 5.0x: Moderately affordable, better than UK average (M11 Clayton at 4.17x)
- 5.0x - 7.0x: Approaching UK average affordability (most Manchester cheap areas)
- Over 7.0x: Above UK average, increasingly challenging
Frequently Asked Questions
Q: How much do you need to earn to buy a house in Manchester?
For Manchester's cheapest area (M18 at £196,818), you would need a household income of approximately £43,700 annually to qualify for a mortgage, assuming a 4.5x income multiple and a 10% deposit for owner-occupiers. For the Manchester average price of £249,231, you would need around £55,400 household income. Property investors typically require a 25-30% deposit, meaning a £196,818 property would need £49,000-£59,000 upfront. First-time buyers should budget for their deposit plus additional costs including stamp duty, surveys, and legal fees. Areas like M11 (Clayton) and M12 (Ardwick) offer good value for buyers earning £40,000-£45,000 annually.
Q: What is the average house price in Manchester?
The average house price in Manchester is currently £249,231 based on the latest HM Land Registry data. However, this varies significantly by property type: detached houses average £471,127, semi-detached £317,533, terraced £246,327, and flats £199,002. Manchester's cheapest postcode (M18) averages £196,818, while more expensive areas like M21 (Chorlton) can exceed £440,000. For context, Manchester remains substantially cheaper than nearby Cheshire towns and far below London prices. First-time buyers can find properties from £196,000 in areas like Gorton, while families seeking larger homes in suburbs like Middleton or Prestwich typically pay £220,000-£245,000. For comparison, see Manchester's most expensive streets.
Q: Are there houses under £100k in Manchester?
No, there are currently no houses available under £100,000 in Manchester or Greater Manchester. The cheapest area, M18 (Gorton), averages £196,818, which is nearly double the £100k threshold. Even the most affordable flats in Manchester typically start from around £140,000-£150,000. Properties under £100k in the North West are generally only found in towns like Burnley, Blackpool, or parts of Oldham and Rochdale. However, Manchester offers significantly better value than the UK average, with its cheapest areas being 27% below the national average house price of £269,735. Buyers with a £100k budget might consider looking at shared ownership schemes or Help to Buy options in Manchester's more affordable areas.
Q: Is it cheaper to live in Manchester or Birmingham?
Birmingham is slightly cheaper than Manchester overall. Birmingham's average house price is £229,780 compared to Manchester's average of £249,231, making Birmingham about 8% more affordable. Both cities offer significantly better value than London and the South East, but Birmingham edges ahead particularly in its cheapest areas. Birmingham's most affordable location (B2) at £173,065 is considerably cheaper than Manchester's cheapest (M18) at £196,818. However, Manchester offers better employment opportunities in the tech and creative sectors, which may justify the higher prices for some buyers. For detailed Birmingham pricing, see our guide on the cheapest places to live in Birmingham.
Q: Are house prices falling in Manchester?
Manchester property prices show mixed trends across different postcodes. Some city centre areas like M1, M3, M4, M5, and M15 have experienced notable price declines of 4-23% over the past year, while suburban areas such as M16 (Firswood), M29 (Swinton), and M7 (Cheetham Hill) have seen growth of 5-13% over the same period. The overall Manchester market remains relatively stable with moderate growth in most affordable areas. Eastern suburbs like M18, M11, and M40 show resilient demand due to their value proposition and proximity to the city centre. For comprehensive analysis of Manchester's property market trends, investment yields, and growth forecasts, see our detailed Manchester buy-to-let investment guide.
Q: Which parts of Greater Manchester are cheapest?
The cheapest areas in Greater Manchester span eastern suburbs and northern towns. M18 (Gorton) is the most affordable at £196,818, followed by M12 (Ardwick) at £201,942 and M11 (Clayton) at £203,950. Beyond Manchester city boundaries, M46 (Atherton) offers excellent value at £207,255. Salford postcodes M6 and M50 provide affordable options at £220,351 and £225,341 respectively. Northern areas like M24 (Middleton) at £222,429 and M9 (Blackley) at £227,685 also represent good value. These areas benefit from transport links into Manchester city centre whilst maintaining lower property prices. Greater Manchester includes ten metropolitan boroughs, and while areas like Bolton, Rochdale, and Oldham may have cheaper properties, they fall outside the M postcode area covered in this analysis.